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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Demand for the $10,000 Queensland building boost has picked up strongly since the scheme was extended in January, but it could close with as much as half of the funding set aside for the scheme unclaimed by new home buyers and builders.
The scheme will close on April 30, <a href="https://www.propertyobserver.com.au/residential/queensland-government-to-extend-building-boost-until-april/2012011253029" target="_blank">having been extended</a> from the original closure date of January 31.
In the three-month period from January 11 to April 19, the Queensland Treasury has received more than 5,000 applications, taking the total to 8,929 applications.
As of April 19 the Queensland Treasury has approved 6,367 grants worth $63.6?million, according to figures obtained by the Australian Financial Review.
This is less than half of the $140 million originally set aside by the Bligh government when it was launched on August 1 as an incentive aimed at boosting the housing market in the wake of the January 2011 floods and GFC.
However, this figure could potentially rise above 50% should the remaining applications be approved and should the scheme receive more applications between now and September 1.
New home buyers and builders must sign a contract by April 30 but have until September 1 to submit their application to qualify for the $10,000 grant.
In August 2011, the first month of the scheme there were only 100 applications, and fewer than 600 in September.
The Newman government is set to announce new initiatives to help the struggling property market when it releases its budget on September 11.
These will include reinstating a $7,000 stamp duty discount for existing home owners who buy a new home from July 1, and the discount will cost the government $900 million. The scheme was scrapped by the Bligh government last year.
New Treasurer Tim Nicholls has called the building boost a botched scheme that provided no real benefit to the housing sector.
“The fact that under half of the $140 million originally allocated in the scheme has been paid out in grants is a clear indication it was a poorly targeted and designed scheme,” he says.
However, Property Council of Australia Queensland executive director Kathy MacDermott says the scheme had helped and was desperately needed.
MacDermott says the scheme had been affected by low consumer sentiment and cautious buyers.
In addition she says the Queensland housing market is being dragged down by lower property valuations by banks, which makes it harder to secure financing.
The building boost is one of <a href="https://www.propertyobserver.com.au/resources/government-property-grants-and-stamp-duty-concessions-the-expiry-dates-you-need-to-know/2012041054208" target="_blank">six state housing incentive schemes</a> that will come to an end over the next few months.
According to a CommSec report, Queensland has the fastest economic growth rate in Australia of 9.8% but is being held back by a weak housing market.
 
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lschlesinger-FZcF9M3vE6

Rise in demand for barely utilised Queensland building boost comes too late

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Real estate agents selling and leasing properties in Dysart, a small town in Queensland’s Isaac region, expect some reduction in house prices and rents following BHP Billiton’s decision last week to shut down the nearby Norwich Park coal mine indefinitely. 
The mine is about 15 kilometres south of Dysart and according to BHP has been losing money for “several months”. 
The closure of the mine will directly affect 490 mine employees and up to 1,000 people when including contractors. 
However the mining company has said that it will aim redeploy as many employees to the Saraji Mine, about 26 kilometres north of Dysart “to enable, where possible, those employees and families to remain living in Dysart”. 
The town has a population of about 3,100 people, according to the Isaac Regional Council. 
Julie Williamson from Julie Williamson Real Estate told Property Observer she expects a “huge impact on the market” as a result of the mine closure.
“It will free up a lot of rentals, which will bring the rental market down, which in turn will bring house prices down.
“I believe this will last for a few months, but we know there is still a lot of future employment throughout the other mines.  Hopefully, in the not-so-distant future the market will start to rise again,” she says.
Another local agent pointed out that no miners had lost their jobs and that the mine was relocating people to the Saraji Mine.
“It’s not as bad as the media are beating it up. It’s business as usual. The shops are full – there are no vacant shops,” the agent says.
“People like Lawsie (John Laws) are talking about people losing their job, when no one has lost their jobs yet,” says the agent.
However, she accepts that rents and prices are likely to fall back a little.
“They’ll only crash if people start panicking.”
“The market has been strong up until now… It will only plateau out.”
Hotspotting.com.au director Terry Ryder says it is as yet unclear whether BHP is serious about closing the mine, “or merely using the threat as a negotiating weapon with the unions, who have been making life difficult there for the past 18 months”.
“They are doing the same with rents in Moranbah, refusing to sign up for any more house tenancies until landlords drop their rents.
“But it all emphasises the high risks involving in investing in mining towns – the growth rates and rental returns can be enticing, but the risks are high in markets based on a single industry and often a single powerful employer, like BHP,” says Ryder.
Rents in Dysart start from around $800 per week for a three-bedroom house to as much as $1,800 per week for four-bedroom houses providing double-digit rental yields for investors.
Figures compiled by RP Data show that nine houses in Dysart have been sold since the start of the year, with prices ranging from $374,000 to $695,000.
Among the nine properties to sell this year was this five-bedroom house at 44 Beardmore Crescent (pictured below), which was sold for $695,000 to a Sydney investor from Mona Vale in January.
<img src="/images/stories/dysart1.jpg" width="470">
The property was listed for rent by Vision Real Estate Consultants Mackay asking $2,500 per week. 
It was rented out last week at a slighter reduced rent of $2,400 – equating to a yield of almost 18%. 
A five-bedroom house on Brock Crescent (pictured below) which sold to a local Dysart buyer for $579,000 is currently available for rent at $1,600 per week (a yield of 14%), with the listing also held by Vision Real Estate Consultants Mackay.
<img src="/images/stories/dysart2.jpg" width="470">
According to RP Data, Dysart house prices rose 13.6% in 2011 following strong gains in 2008 and 2009. 
RP Data puts the Dysart median house price at $680,000, compared with $437,000 in March 2011 with growth of 13.6% recorded. 
Facilities in the town include a $5 million sports complex including an Olympic-sized swimming pool, a shopping mall, a nine-hole golf course and bowls club, and a Community Civic Centre owned and maintained by Isaac Regional Council.
 
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Mine closure expected to bring down rents and prices in Dysart, Queensland: Agents

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Construction has begun on the new Sandpiper development on Hastings Street at Noosa.
Just three full-floor apartments and two retail shops will be built on the site.
<img src="/images/stories/sandpip.jpg">
R&amp;W Noosa co-principal Peter Butt <a target="_blank" href="https://www.propertyobserver.com.au/queensland/sale-of-%2414-million-apartments-as-tide-turns-for-better-in-noosa/2011072650927">has already sold two of the apartments</a>.
The penthouse pricing has been revised to $9.25 million, down from its $10 million hopes last July.
Overlooking Laguna Bay, Sandpiper is positioned in the centre of the busy main street. There are also view lines to First Point as well as the Noosa North Shore and river mouth.
<img src="/images/stories/sandpip2.jpg">
"The Noosa market has shown good signs of an early revival in recent months, and this new project on the beachfront is exactly the confidence booster the area needs," Butt told Noosa News.
<img src="/images/stories/sandpiperflicker.jpg">
Developed by a Victorian property investor, the Sandpiper construction is being undertaken by Calty Constructions with an expected mid-2013 completion.
The mid-floor apartment is under contract at $8 million and the ground-floor apartment at $6 million.
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jchancellor-FAypfDUnLy

Construction begins on Noosa triplex Sandpiper: Title Tattle

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The Brisbane unit market fared worse than the house market in the last six months of 2011 and, like Melbourne, faces an oversupply of this type of property.

Real Estate Institute of Queensland figures for the December quarter 2011 show that rental vacancies in inner Brisbane – where most of the stock is apartments – increased from 1.4% in the September 2011 quarter to 1.9% in the December 2011 quarter while the overall city vacancy rate remained unchanged at 2.3%

In addition, valuation firm LandMark White is warning that a combination of too many projects and historically low demand could result in an oversupply of new apartments in inner-city Brisbane suburbs like Fortitude Valley and Bowen Hills. 

The firm’s property valuers believe affordable “entry-level” apartments within five kilometres of the CBD will continue to appreciate in value but expect values in prestige units in new complexes to continue to fall.

“We have seen demand for prestige units decline again, with extended marketing periods or heavy price reductions,” says WBP. 

<img src="/images/stories/clock-brisbane-units.jpg">
On the other hand, “entry-level units are being purchased by single professionals who require affordable housing and access to the Brisbane CBD. We have recently seen volumes of sub-$400,000 unit sales increase.”

Michael Yardney is very bearish about Brisbane units, placing the market in the relatively early stages of a property downturn at three o’clock.

“There are a large number of off-the-plan apartments available in the Brisbane CBD and surrounding suburbs. Many of these remain unsold, and this oversupply of properties will put downward pressure on prices and rentals,” he says.

“Many of the apartments that have been sold off the plan are coming on stream in the next few years and have been purchased by investors. 

“Some will have difficulty getting finance and settling their purchase. Others will be disappointed to see the end value of their properties is less than their purchase price,” Yardney says.

“There will be an oversupply of inner-CBD and near-CBD apartments in Brisbane for a few years, causing prices to fall slightly.”
Population: 2 million 
Median unit price: $355,000 
Unit price growth in February 2012: 0.3% 
Annual unit price growth to December 2011: -6.5% 
Annual unit price growth to July 2011: -4.3% 
Rental yield: 5.2%
To find out where your capital city's house or unit market is on the property clock, <a href="http://propertyobserver.com.au/ebooks/free-ebook-australias-autumn-2012-property-clock" target="_blank">download our free eBook.</a>
Property Observer also tracks <a target="_blank" href="https://www.propertyobserver.com.au/queensland/brisbane-house-market-at-five-o-clock-and-yet-to-bottom-out-experts/2012041154227">Brisbane houses on the property clock</a>.
 
 
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Brisbane unit market at four o'clock, with prices still falling: Experts

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As the house price growth figures from RP Data show, Brisbane’s housing market continues to fall.

House prices were flat over the final quarter of 2011, according to figures compiled the Real Estate Institute of Queensland, which says that one year on from the floods, the housing market is showing signs of stabilising.

Michael Yardney, Louis Christopher and Charles Tarbey all believe Brisbane has some way to go before it bottoms out.

“House prices in Brisbane have dropped for the last two years. Brisbane buyers are lacking confidence to re-enter the market and are sitting on the sidelines waiting for signs that the market has bottomed before they make a purchase,” says Yardney.

“This may occur later this year as Brisbane prices stabilise. Prices are unlikely to start rising until the second half of this year or 2013.”

<img src="/images/stories/clock-brisbane-houses.jpg">
Time: 5 o'clock
Christopher says the market does not “not look as dark” as it did in mid-2011. “Stock levels have peaked a bit, but there is still a fair amount of stock on market. It’s not as bad as Melbourne, but not as good Sydney.” 

“Brisbane still has an oversupply of properties over this time last year, which continue to linger.  

“Once mortgage repayments reach parity with rental payments, I suspect the market will move quickly to seven or eight o’clock [and into an upswing],” says Tarbey.
Population: 2 million 
Median house price: $435,000 
House price growth in February 2012: -0.4% 
Annual house price growth to December 2011: -6.8% 
Annual house price growth to July 2011: -7% 
Rental yield: 4.7%
To find out where your capital city's house or unit market is on the property clock, <a href="http://propertyobserver.com.au/ebooks/free-ebook-australias-autumn-2012-property-clock" target="_blank">download our free eBook.</a>
Property Observer also tracks <a target="_blank" href="https://www.propertyobserver.com.au/queensland/brisbane-unit-market-at-four-o-clock-with-prices-still-falling-experts/2012041154228">Brisbane units on the property clock</a>.
 
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Brisbane house market at five o'clock and yet to bottom out: Experts

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Sanctuary Cove’s latest impressive listing is at 5685 Anchorage Terrace, which comes with adjusted $13.75 million price hopes through Ray White Sovereign Islands agent Ali Mian. It’s 1,000 square metres of symmetrical designer interiors from its grand double-wing staircase entrance to its heated pool on its 43-metre river frontage.
In between are power rooms lined with Ralph Lauren wallpaper, hallways reflecting the strong black-and-white palette of the French fashion house Chanel, the latest home technology system, plus tepanyaki bar, home cinema and Swarovski crystal chandeliers.
The land was consolidated by tourism entrepreneur Chris Scott who bought two neighbouring houses.
After demolition and the construction of the subterranean garage and a few walls, the receivers had moved in to take control of the 2,836-square-metre holding.
It’s been finished off by UK-based businessman John Baines and his wife, Elizabeth, who paid $4.3 million in 2009.
They re-engineered the design with architect Greg Reid. The Baines have previously sought $17.5 million for the property on earlier listings.
 
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Sanctuary Cove stunner listed with $13.75 million price tag

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Hopefully southern holidaymakers don’t rush into buying so-called Gold Coast high-rise property bargains during their current vacations.
At least not before reading the latest report from valuers Herron Todd White.
“This is a very depressed market at present, particularly for new and near new stock,” was the stark conclusion on the Surfers Paradise, Southport and Broadbeach markets.
It notes the Gold Coast historically ranked as one of the most volatile property markets in Australia.
“The extremes between peaks and troughs are far more pronounced and keenly felt than in many other markets around the country.
“When times are good, on the Gold Coast they’re great, but when times are tough, on the Gold Coast they are grim.”
It all makes knowing when and where to strike all the more important.
HTW suggests the Gold Coast market is very hard to predict most of the time, however past experience with “boom and bust” suburbs and cycles gives savvy investors an insight.
The April report spells out that a new, major project can take up to five years to complete from concept to completion.
“The prudent buyer should know that buying off the plan in the midst of a property boom (which is often when most major construction projects are proposed and funded) may have adverse consequences four or five years later at settlement if the market has taken a turn for the worse, as it has at present,” HTW explains.
“Being able to spot trends and changes in the market direction on the Gold Coast is as much as a black art as it is a science.
“There are many factors which influence the property cycle between the Tweed and Logan rivers.”
It notes some factors impact small sectors of the market while others have a much broader impact.
As HTW notes market cycles are an ever-present talking point of those interested in the market; from amateur investors and would-be first-home buyers to professional valuers, developers and real estate agents, to sophisticated investors with multiple property portfolios.
“Everyone would like to get the jump on their competition when the market is on the up and equally be the first to rein in their spending when the market goes into decline.”
Notwithstanding the further into the future you have to look, the more uncertain you will become, HTW proffers that the lesson for buyers is to consider future scenarios, good and bad, for a project at settlement and to not buy only in “the here and now”.
 
The valuation firm’s discussions with other valuers and real estate agents have given indications that there are an increasing number of transactions as “vendors begin to accept that it is currently a buyers’ market”.
But it notes there are still a large number of property owners who are of the belief that their property has increased in value over the last three to five years.
“While this may be the case in other states, i.e. Melbourne and Sydney, there is a clear weight of evidence indicating that in the vast majority of instances, this is not the case on the Gold Coast,” the valuers note.
The report notes the most consistent market segments are the price points of $160,000 to $200,000 for one-bedroom units usually located in Southport, Surfers Paradise and Chevron Island, close to shops and amenities.
In closing, HTW suggests the “Gold Coast market appears to be bumping along the bottom and looks likely to continue to do so for a few years”.
Not quite the same sentiment from the local newspaper headlines, which recently suggested “the Gold Coast property market is coming back on the boil as investors give Melbourne, Sydney and Perth the cold shoulder”.
Even the local property commentator Andrew Winter was giving out advice over Easter to the locals on the possibility of luring out of state buyers.
“And remember, as the Gold Coast is traditionally a holiday destination and there are plenty of tourists about wishing their Easter holidays could turn into a complete lifestyle change, now is actually a pretty good time to sell as people seriously think about turning their dreams into reality,” Winter suggested.
The Ray White group has proffered that buyers who may be nervous after recent events should remember that buying property in a subdued environment is like buying bikinis in winter – less competition, less stress and more room to negotiate a good deal.
But my advice is by all means dream, ogle at the offerings the real estate window displays, and pop into the glamorous off-the-plan display suites, but buy next time, and only after much research.
After all, it’s likely to be long cold winter.
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Southern holidaymakers can dream and ogle on the Gold Coast, but wait and research thoroughly before buying

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Median property values in the mining-focused town of Gladstone increased 19% from 2010 to 2011 according to the Queensland Valuer-General Neil Bray’s annual report.
The locality of Bororen performed best in the area, increasing 69.7% from $33,000 to $56,000, according to Bray.
Gladstone mayor Gail Sellers told Property Observer the value rise was driven by LNG and mining investment in the area with vacancy rates less than 1%.
Of the 44 localities within the municipality 30 increased in value, 13 had no change and one property decreased in value.
Bray says residential values have generally risen by 10-50% in Gladstone and surrounding towns.
Despite the value increases Sellers anticipates that council rates will not rise dramatically.
“I don’t expect they will go up quite a lot. I certainly do not. But we have to think about our requirements for revenue,” she says.
“Most councils are mindful of the amount that they increase but they have to look at the needs for the region and they have to take into account what is needed to run the organisation.”
She says the difference in value changes through the region would make it hard to set rates.
"The rise has not been uniform across the region. If the rise had been uniform, we could have dropped the rate in the dollar. So that would help everyone. But because it’s been different in all the towns, it’s going to be extremely difficult.”
A lot of the growth in land value was driven by LNG developments.
“Some localities such as Gladstone and surrounding towns reflected large increases in median values due to large industrial and liquefied natural gas (LNG) developments in those localities,” Bray says.
“The Gladstone region is experiencing significant growth driven by the establishment of LNG industries on Curtis Island and port expansion at Fishermans Landing and Wiggins Island.
“This growth is limited to the northern section of the local government area with softer market conditions existing in southern areas.”
Bray found changes in Agnes Water and 1770 have been variable with some increases and some decreases.
Sellers says tourism in 1770 has suffered recently.
“They had a bad year in 1770 with the floods. They happened over Christmas at the major time for tourists. The floods meant no one could get in so they missed their usual tourist rush.”
Despite this, she says hotel vacancies during the week in the Gladstone region have been exceptionally tight.
“During the week we have no vacancies, you have to book weeks and weeks in advance.”
“Some of the hotels have been bought by industry and they use them as a workers camp. So that’s taken two or three motels off the market.”
Bray found commercial lands commercial lands have increased in value while industrial lands had less change.
<table cellpadding="0" cellspacing="0" border="0" style="width: 480px;"><tbody>
<tr>
<td valign="top" width="151">
Residential localities
</td>
<td valign="top" width="127">
Previous median value ($)
</td>
<td valign="top" width="111">
New median value ($)
</td>
<td valign="top" width="131">
Change median  value (%)
</td>
</tr>
<tr>
<td valign="top" width="151">
Bororen
</td>
<td valign="top" width="127">
33,000
</td>
<td valign="top" width="111">
56,000
</td>
<td valign="top" width="131">
69.7
</td>
</tr>
<tr>
<td valign="top" width="151">
Miriam Vale
</td>
<td valign="top" width="127">
47,750
</td>
<td valign="top" width="111">
71,500
</td>
<td valign="top" width="131">
49.7
</td>
</tr>
<tr>
<td valign="top" width="151">
Kirkwood
</td>
<td valign="top" width="127">
160,000
</td>
<td valign="top" width="111">
225,000
</td>
<td valign="top" width="131">
40.6
</td>
</tr>
<tr>
<td valign="top" width="151">
Toolooa
</td>
<td valign="top" width="127">
119,000
</td>
<td valign="top" width="111">
165,000
</td>
<td valign="top" width="131">
38.7
</td>
</tr>
<tr>
<td valign="top" width="151">
Kin Kora
</td>
<td valign="top" width="127">
130,000
</td>
<td valign="top" width="111">
180,000
</td>
<td valign="top" width="131">
38.5
</td>
</tr>
<tr>
<td valign="top" width="151">
Sun Valley
</td>
<td valign="top" width="127">
125,000
</td>
<td valign="top" width="111">
172,500
</td>
<td valign="top" width="131">
38
</td>
</tr>
<tr>
<td valign="top" width="151">
Boyne Valley
</td>
<td valign="top" width="127">
44,000
</td>
<td valign="top" width="111">
60,000
</td>
<td valign="top" width="131">
36.4
</td>
</tr>
<tr>
<td valign="top" width="151">
Gladstone City
</td>
<td valign="top" width="127">
136,000
</td>
<td valign="top" width="111">
185,000
</td>
<td valign="top" width="131">
36
</td>
</tr>
<tr>
<td valign="top" width="151">
Calliope
</td>
<td valign="top" width="127">
129,000
</td>
<td valign="top" width="111">
175,000
</td>
<td valign="top" width="131">
35.7
</td>
</tr>
<tr>
<td valign="top" width="151">
West Gladstone
</td>
<td valign="top" width="127">
130,000
</td>
<td valign="top" width="111">
172,500
</td>
<td valign="top" width="131">
32.7
</td>
</tr>
<tr>
<td valign="top" width="151">
South Gladstone
</td>
<td valign="top" width="127">
137,000
</td>
<td valign="top" width="111">
175,000
</td>
<td valign="top" width="131">
27.7
</td>
</tr>
<tr>
<td valign="top" width="151">
New Auckland
</td>
<td valign="top" width="127">
130,000
</td>
<td valign="top" width="111">
165,000
</td>
<td valign="top" width="131">
26.9
</td>
</tr>
<tr>
<td valign="top" width="151">
Telina
</td>
<td valign="top" width="127">
145,000
</td>
<td valign="top" width="111">
182,500
</td>
<td valign="top" width="131">
25.9
</td>
</tr>
<tr>
<td valign="top" width="151">
Barney Point
</td>
<td valign="top" width="127">
119,000
</td>
<td valign="top" width="111">
149,000
</td>
<td valign="top" width="131">
25.2
</td>
</tr>
<tr>
<td valign="top" width="151">
Wooderson
</td>
<td valign="top" width="127">
115,000
</td>
<td valign="top" width="111">
144,000
</td>
<td valign="top" width="131">
25.2
</td>
</tr>
<tr>
<td valign="top" width="151">
Burua
</td>
<td valign="top" width="127">
236,250
</td>
<td valign="top" width="111">
295,000
</td>
<td valign="top" width="131">
24.9
</td>
</tr>
<tr>
<td valign="top" width="151">
Beecher
</td>
<td valign="top" width="127">
232,500
</td>
<td valign="top" width="111">
290,000
</td>
<td valign="top" width="131">
24.7
</td>
</tr>
<tr>
<td valign="top" width="151">
Boyne Island
</td>
<td valign="top" width="127">
182,500
</td>
<td valign="top" width="111">
227,500
</td>
<td valign="top" width="131">
24.7
</td>
</tr>
<tr>
<td valign="top" width="151">
O'Connell
</td>
<td valign="top" width="127">
205,000
</td>
<td valign="top" width="111">
255,000
</td>
<td valign="top" width="131">
24.4
</td>
</tr>
<tr>
<td valign="top" width="151">
Clinton
</td>
<td valign="top" width="127">
144,000
</td>
<td valign="top" width="111">
177,500
</td>
<td valign="top" width="131">
23.3
</td>
</tr>
<tr>
<td valign="top" width="151">
Agnes Water
</td>
<td valign="top" width="127">
157,500
</td>
<td valign="top" width="111">
190,000
</td>
<td valign="top" width="131">
20.6
</td>
</tr>
<tr>
<td valign="top" width="151">
West Stowe
</td>
<td valign="top" width="127">
157,500
</td>
<td valign="top" width="111">
190,000
</td>
<td valign="top" width="131">
20.6
</td>
</tr>
<tr>
<td valign="top" width="151">
Tannum Sands
</td>
<td valign="top" width="127">
197,500
</td>
<td valign="top" width="111">
235,000
</td>
<td valign="top" width="131">
19
</td>
</tr>
<tr>
<td valign="top" width="151">
Glen Eden
</td>
<td valign="top" width="127">
149,500
</td>
<td valign="top" width="111">
177,500
</td>
<td valign="top" width="131">
18.7
</td>
</tr>
<tr>
<td valign="top" width="151">
Ambrose
</td>
<td valign="top" width="127">
22,500
</td>
<td valign="top" width="111">
26,000
</td>
<td valign="top" width="131">
15.6
</td>
</tr>
<tr>
<td valign="top" width="151">
Raglan
</td>
<td valign="top" width="127">
26,500
</td>
<td valign="top" width="111">
30,500
</td>
<td valign="top" width="131">
15.1
</td>
</tr>
<tr>
<td valign="top" width="151">
Mount Larcom
</td>
<td valign="top" width="127">
69,000
</td>
<td valign="top" width="111">
79,000
</td>
<td valign="top" width="131">
14.5
</td>
</tr>
<tr>
<td valign="top" width="151">
Yarwun
</td>
<td valign="top" width="127">
56,000
</td>
<td valign="top" width="111">
64,000
</td>
<td valign="top" width="131">
14.3
</td>
</tr>
<tr>
<td valign="top" width="151">
Wurdong Heights
</td>
<td valign="top" width="127">
141,000
</td>
<td valign="top" width="111">
155,000
</td>
<td valign="top" width="131">
9.9
</td>
</tr>
<tr>
<td valign="top" width="151">
Benaraby
</td>
<td valign="top" width="127">
185,000
</td>
<td valign="top" width="111">
202,500
</td>
<td valign="top" width="131">
9.5
</td>
</tr>
<tr>
<td valign="top" width="151">
Curtis Island
</td>
<td valign="top" width="127">
108,000
</td>
<td valign="top" width="111">
108,000
</td>
<td valign="top" width="131">
0
</td>
</tr>
<tr>
<td valign="top" width="151">
Euleilah
</td>
<td valign="top" width="127">
136,000
</td>
<td valign="top" width="111">
136,000
</td>
<td valign="top" width="131">
0
</td>
</tr>
<tr>
<td valign="top" width="151">
Eurimbula
</td>
<td valign="top" width="127">
23,500
</td>
<td valign="top" width="111">
23,500
</td>
<td valign="top" width="131">
0
</td>
</tr>
<tr>
<td valign="top" width="151">
Facing Island
</td>
<td valign="top" width="127">
77,500
</td>
<td valign="top" width="111">
77,500
</td>
<td valign="top" width="131">
0
</td>
</tr>
<tr>
<td valign="top" width="151">
Farmers Point
</td>
<td valign="top" width="127">
108,000
</td>
<td valign="top" width="111">
108,000
</td>
<td valign="top" width="131">
0
</td>
</tr>
<tr>
<td valign="top" width="151">
Gatcombe
</td>
<td valign="top" width="127">
74,000
</td>
<td valign="top" width="111">
74,000
</td>
<td valign="top" width="131">
0
</td>
</tr>
<tr>
<td valign="top" width="151">
Lowmead
</td>
<td valign="top" width="127">
23,750
</td>
<td valign="top" width="111">
23,750
</td>
<td valign="top" width="131">
0
</td>
</tr>
<tr>
<td valign="top" width="151">
Northcliff
</td>
<td valign="top" width="127">
89,000
</td>
<td valign="top" width="111">
89,000
</td>
<td valign="top" width="131">
0
</td>
</tr>
<tr>
<td valign="top" width="151">
Rosedale
</td>
<td valign="top" width="127">
40,000
</td>
<td valign="top" width="111">
40,000
</td>
<td valign="top" width="131">
0
</td>
</tr>
<tr>
<td valign="top" width="151">
Rules Beach
</td>
<td valign="top" width="127">
140,000
</td>
<td valign="top" width="111">
140,000
</td>
<td valign="top" width="131">
0
</td>
</tr>
<tr>
<td valign="top" width="151">
Southend
</td>
<td valign="top" width="127">
100,000
</td>
<td valign="top" width="111">
100,000
</td>
<td valign="top" width="131">
0
</td>
</tr>
<tr>
<td valign="top" width="151">
Turkey Beach
</td>
<td valign="top" width="127">
138,000
</td>
<td valign="top" width="111">
138,000
</td>
<td valign="top" width="131">
0
</td>
</tr>
<tr>
<td valign="top" width="151">
Turtle Island
</td>
<td valign="top" width="127">
810,000
</td>
<td valign="top" width="111">
810,000
</td>
<td valign="top" width="131">
0
</td>
</tr>
<tr>
<td valign="top" width="151">
Seventeen Seventy
</td>
<td valign="top" width="127">
600,000
</td>
<td valign="top" width="111">
480,000
</td>
<td valign="top" width="131">
-20
</td>
</tr>
<tr>
<td valign="top" width="151">
All localities
</td>
<td valign="top" width="127">
139,000
</td>
<td valign="top" width="111">
180,000
</td>
<td valign="top" width="131">
29.5
</td>
</tr>
</tbody></table>
 
 
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awalsh-7Ub9EypybQ

Gladstone property values officially up 20% in a year, while investors await rate revisions

<html><body>
The Queensland town of 1770, the site of Captain Cook’s second landing in Australia, is the only locality in the area of boom Gladstone municaplity where land values decreased over the last year, according to Queensland’s valuer-general.
Land values in the ugly duckling locality decreased 20%, while neighbouring towns increased by an average of 19%, with Bororen, 40 kilometres east, increasing a stellar 70%.
Valuer-General Neil Bray found median land values decreased from $600,000 in October 2010 to $480,000 in October 2011.
The town has traditionally been a tourism hotspot, with tourists seeking the beaches, coral reefs and local wildlife. When Captain Cook landed here he shot and ate a pelican, afterwards saying it was the best bird he’d eaten since he left England.
A recent report by Colliers found as overseas trips by Australians soared, <a target="_blank" href="https://www.propertyobserver.com.au/leisure/dollar-hurting-tourism-especially-queensland-coastal-hotel-occupancy-rba/2012030653721">the Queensland hotel business suffered significantly</a>.
Local agent James White remains upbeat about the future of 1770. So confident, in fact, that he just bought a $1 million house in the area.
“Tourism did die a bit during global financial crisis, but it has definitely picked up recently,” he says.
White says while property prices have decreased significantly over the last years, clearance rates have doubled.
“The prices here were very high. The land prices three or four years ago were $800,000 for a 600-square-metre vacant lot,” he says.
“It’s a reduction, but it’s part of the whole price adjustment.”
Sales in the area were previously driven by people buying holiday homes, but White has seen a shift to local buyers.
“We’re selling twice as much as three or four years ago, mostly to local buyers.”
He says “95% of the buyers are from the Gladstone region. It used to be around 60%.
“Local buyers are sustainable. They invest in the area and support local businesses. Southern buyers tend to come and go again.”
He recently sold 14 Endeavour Street for $498,000, a property he had previously sold in 2008 for $774,000.
He also recently sold 6 Endeavour Street for $850,000, a three-bedroom home that last traded for $535,000 in 2001. RP Data reports it was on the market for 174 days.
Realestate.com.au reports that the average sale price in 1770 is $850,000.
But he thinks prices will bounce back with the liquefied natural gas (LNG) and mining projects in the Gladstone area.
“All of the activity here comes from the confidence from the mining and LNG region. Ever since the five LNG plants were fully announced 14 months ago property sales have started soaring.”
“There are $91 billion worth of projects going on around here and more and more are announced all the time. In fact a nickel [project] was just announced last week.”
“That’s where I think this area will experience fantastic growth.”
The land tax threshold in Queensland is $600,000 for individuals and $350,000 for companies and trustees.
The tax Queensland Office of State Revenue calculates tax using the total value of all land owned, with exemptions for properties used as a home or for farming.
Photograph by Pierre Pouliquin courtesy of <a target="_blank" href="https://www.flickr.com/">Flickr</a>.
 
 
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Property values on the rocks in 1770, site of Captain Cook’s second landing

<html><body>
The outlook for the new Brisbane apartments market remains healthy with supply and demand evenly matched, but the Gold Coast market continues to struggle with sales of new apartments still at post-GFC lows, according to the latest Midwood Report.
Unconditional sales of new Brisbane units increased from 74 in the November quarter 2011 to 186 in the February 2012 quarter.
Stock levels have declined to 1,446 from a peak of 1,683 in May last year, which equates to two-and-a-half years’ worth of supply at current sales rates.
Investors have been spurred on by rising rental returns, with one-bedroom inner-Brisbane flats registering rental growth over the past 12 months of 9% to a median of $300 per week, with a smaller 4% increase in two-bedroom flats ($380).
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/midwood.gif"><img src="/images/stories/midwoodthumb.gif"></a>
Midwood Report author Bill Morris says the Brisbane market has been characterised by a sustained level of sales over the past two years, averaging 200 sales per quarter
Brisbane remains the fastest-growing state capital, with current growth rate of 2% per annum and is also experiencing an influx of employees in the inner city, with both trends being driven by the Queensland resources boom.
The strongest-selling project was David Devine’s Metro Property Madison Heights development in Bowen Hills, which clocked up 57 sales with prices ranging from $350,000 for a one-bedroom apartment to $434,000 to $556,000 for a two-bedroom apartment. Madison Heights features 296 apartments, with 200 sold since launch of the project in March 2011.
There were also 15 sales at Metro Property’s The Chelsea development also in Bowen Hills, with 190 out of 195 apartments now sold in the project. Prices range from $355,000 for a one-bedroom apartment to $546,000 for a two-bedroom apartment, and there were 20 sales recorded for Brooklyn on Brookes in Fortitude Valley, Metro’s joint development with Indian-based developer Pearls.
The other strong performer was Meriton’s 81-storey Infinity Tower, currently under construction, with 34 sales recorded and prices ranging from $470,000 for a one-bedroom apartment to $650,000 for a two-bedroom unit. To date 123 out of the 287 apartments in the tower have been sold.
Meriton’s other high-rise Brisbane project the 74-storey Soleil registered no unconditional sales over the quarter. It has sold 216 of the 414 apartments marketed to date with prices ranging from $347,000 for a one-bedroom apartment to $806,000 for a three-bedroom apartment with two car spaces.
In comparison the Gold Coast managed continued to struggle to attract buyers. with just 52 sales recorded over the February quarter, half of these for units in Southport Central 3 on Lawson Street in Southport, currently in the hands of administrators.
“Sales are being sustained almost entirely by mortgagee sales,” says Morris, who adds that the Gold Coast market is showing “no signs of improving”.
While stock on market has reduced from 723 to 500 over the past 12 months due to no new projects in the pipeline, the slow rate of sales means that there is still two years of stock available.
The Midwood report notes that quarterly sales have averaged just 60 since the start of the GFC in 2008.
In the year to February 2008, before the onset of the GFC, the Gold Coast averaged around 25 new unit sales per week, equating to a total of just under 1,200 over the 12 month to February 2008.
Click to enlarge
<a href="/images/stories/midwood2.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/midwood2thumb.gif"></a>
According to Morris, most of the stock of new apartments (351 out of 500) is priced above $600,000, which explains the flat sales volumes. 
He says there is demand for lower-priced units, as demonstrated by Meriton’s Brighton on Broadwater and Southport Central, where most of the apartments are priced below $600,000. 
“The market demand for larger three- and four-bedroom apartments has been constrained by lenders, who are wary of price softening at the upper end of the price range. Future development sites such as the City Planners/ Lotte group site on Ferney Avenue and the Aussie Blue site opposite should aim to satisfy the demand for smaller, more affordable high rise units,” he says. 
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