Developers and apartment buyers have a narrowing window of opportunity before Brisbane's Olympic infrastructure pipeline begins competing directly with residential construction, pushing up costs, tightening labour supply and making new projects increasingly difficult to deliver.

While Brisbane's apartment market continues to benefit from strong population growth and limited housing supply, industry research suggests the years leading up to 2027 could prove to be the most important period for developers looking to secure builders and buyers hoping to purchase before the next wave of price increases.

A new Colliers report, Brisbane 2032 Olympic and Paralympic Games: Creating Solutions, highlights the scale of the challenge. While thousands of new homes are planned across South East Queensland, the Brisbane Olympic Athletes Village alone will deliver more than 10,500 beds during the Games before being converted into around 1,750 to 2,000 apartments. Equivalent to almost two years of typical inner-city apartment supply, the project will also absorb a significant share of the construction workforce and building materials.

The broader construction pipeline paints an even clearer picture.

Construction Skills Queensland's Horizon 2032 report forecasts Queensland's annual construction pipeline will average $69 billion over the coming years before peaking at $75 billion in 2027-28. Demand for construction workers is expected to increase by 17 per cent to almost 150,000 people, with the industry facing an annual shortfall of around 19,000 workers that could blow out to as many as 35,000 during the peak construction period.

The Olympic venues, athletes village and supporting infrastructure will account for billions of dollars worth of work across South East Queensland through to 2032, creating intense competition for labour at a time when Australia's residential construction sector is already under pressure.

[smartcode_project:default project_id=150489 project_image_fid=373834]

Colliers Queensland Residential Director Andrew Scriven said the convergence of these projects is creating a clear window of opportunity for both developers and buyers.

"From 2027 onwards, the market will shift dramatically," Scriven said.

"Labour will increasingly be locked into government-led infrastructure and Olympic projects, which means private residential developments will face higher costs and tighter margins. The developers who move now are the ones most likely to get projects off the ground."

Scriven said the same dynamic would also affect buyers, with fewer apartment projects expected to launch once construction capacity tightens.

"If you're looking to change your lifestyle over the next five years, now is your window of opportunity to buy."

[smartcode_project:default project_id=150713 project_image_fid=373827]

Developers are already positioning themselves ahead of that window.

Following the success of Monarch at Toowong, Consolidated Properties is preparing to launch two new Brisbane apartment projects in the second half of 2026. They include <a href="https://www.apartments.com.au/new-apartments/gloriette-30-bedivere-street-yeerongpilly-qld-4105">Gloriette</a> at Yeerongpilly Green, a 25-storey tower within one of Brisbane's key Olympic precincts, and <a href="https://www.apartments.com.au/new-apartments/castile-47-skyring-terrace-newstead-qld-4006">Castile</a>, a recently approved 25-storey riverfront development at 47 Skyring Terrace in Newstead.

Hutchinson Builders will deliver both projects, with early works already underway at Yeerongpilly and Newstead expected to commence later this year.

The timing comes as Brisbane's fundamentals continue to strengthen, with strong interstate migration, population growth and vacancy rates remaining below 1.5 per cent.

Colliers Queensland researcher Pragya Sharma said Greater Brisbane is forecast to require around 40,000 new apartments between 2021 and 2031.

"There's a real mismatch emerging between when housing is needed and when it will be feasible to build," Sharma said.

"As a result, the period leading up to 2027 presents a key window of opportunity for developers to secure approvals, funding and construction capacity, while buyers will have greater choice before supply constraints intensify."

Colliers research outlines a critical pre-2027 window to start residential projects before labour squeeze: now is the time to buy

Joel Robinson

Developers, buyers on watch in South East Queensland ahead of construction crunch: Colliers

It's taken less than nine months for developer Sherpa Property Group to sell out all 51 apartments in its <a href="https://www.apartments.com.au/new-apartments/flourish-oasis-palm-beach-7-9-sixth-avenue-palm-beach-qld-4221">Flourish Oasis</a> development in <a href="https://www.apartments.com.au/developments/palm-beach-qld-4221">Palm Beach</a>, over a year before its anticipated completion.

&nbsp;

Located at 7-9 Sixth Avenue, the $67 million development has resonated strongly with both local owner-occupiers and downsizers seeking high-quality apartments within walking distance of the beach, dining precincts and everyday amenities.

[smartcode_project:default project_id=151449 project_image_fid=357458]

Christie Leet, Founder of <a href="https://www.apartments.com.au/developers/sherpa-property-group">Sherpa Group</a>, said the sell-out reflected both the strength of the Palm Beach market and the success of Sherpa's community-first approach to development.

"The sell-out of Oasis is a fantastic outcome and reinforces the strong demand we're seeing for thoughtfully designed apartments in lifestyle locations," Leet said.

"From the outset, our vision was to create a development that genuinely enhanced the Palm Beach community while providing residents with exceptional homes and wellness-focused amenities.

"We've been incredibly encouraged by the level of local support throughout the campaign, 72.5 per cent of buyers are locals, with a significant proportion of purchasers choosing Oasis as their future home rather than an investment."

[smartcode_project:default project_id=151449 project_image_fid=357463]

Construction is now progressing following development approval, with trusted builder LPS Group delivering the project and completion anticipated in Q3 2027.

Oasis forms part of Sherpa Group's successful Flourish collection, which has become recognised for its focus on wellness, community and elevated coastal living.

[smartcode_project:default project_id=151449 project_image_fid=357469]

Residents will have private access to a rooftop amenity space featuring a pool, gym, sauna, steam room, hot and cold plunge pools, spa and barbecue facilities.

"The success of Oasis demonstrates that buyers continue to prioritise quality, location and lifestyle," Leet said.

"We are proud to have delivered a project that has resonated so strongly with the market and look forward to bringing Oasis to life for our future residents."

Sherpa recently launched <a href="https://www.apartments.com.au/new-apartments/flourish-soleira-palm-beach-1150-1160-gold-coast-highway-palm-beach-qld-4221">Flourish Soleira</a>, its third instalment of the Flourish brand in Palm Beach following Flourish Oasis and <a href="https://www.apartments.com.au/new-apartments/amargo-6-12-sixth-avenue-palm-beach-qld-4221">Flourish Amargo</a>.

[smartcode_project_cta:default project_id=151449]

Sherpa sells out Flourish Oasis in booming Palm Beach

Urban Property Group's <a href="https://www.apartments.com.au/new-apartments/la-vera-macquarie-park-94-talavera-road-macquarie-park-nsw-2113">La Vera</a> is leading the next phase of Macquarie Park's residential evolution, with the new apartment development set to become the first of several new apartment projects in the precinct to complete.

The 169-apartment building has now topped out ahead of its scheduled completion in the third quarter of 2026, as new residential investment continues to reshape one of Sydney's largest employment hubs into a true mixed-use precinct.

[smartcode_project:default project_id=134951 project_image_fid=368645]

Cox Architecture has designed La Vera to capture the best of its unique positioning on Talavera Road, orienting the building towards Lane Cove National Park.&nbsp;The building features a sculpted northern façade with flowing curves inspired by the surrounding landscape, while its city-facing elevation adopts a more structured architectural expression to maximise skyline views.

"The vision for the project was to conceive a building that adopted an organic and curvilinear form to the northern portion that faces the Lane Cove National Park," <a href="https://www.apartments.com.au/architects/cox-architecture">Cox Architecture</a> Director Felipe Miranda said.

"The residents that reside in the northern portion of the building benefit by having beautifully crafted curved balconies that speak to the natural context and heighten the relationship of their internal living spaces to the external balconies."

[smartcode_project:default project_id=134951 project_image_fid=358802]

La Vera offers a diverse mix of one, two, three, and four-bedroom configurations, with prices currently starting from $740,000. Buyers so far have been a mix of Sydney-based investors,&nbsp;metro commuters, owner-occupiers and downsizers from surrounding North Shore suburbs.

Both investors and owner-occupiers have been drawn to La Vera's proximity to Macquarie University, Macquarie University Hospital, Macquarie Centre and the Sydney Metro, infrastructure that supports both strong rental demand and a convenient lifestyle for residents.

The apartments feature full-height glazing, timber flooring throughout living areas, stone kitchen benchtops, SMEG appliances, floor-to-ceiling bathroom tiling and ducted air conditioning.

Residents will have access to a rooftop recreation level featuring a swimming pool, sauna, barbecue facilities and landscaped relaxation areas, complemented by additional communal space at ground level. Many apartments enjoy uninterrupted views across Lane Cove National Park, reinforcing the project's connection to its natural setting.

[smartcode_project:default project_id=134951 project_image_fid=364551]

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a>, a family-owned developer and builder with nearly four decades of experience, holds a 4.5-star iCIRT rating and was Australia's first developer to introduce 10-Year Latent Defects Insurance (LDI). La Vera is the first apartment development in <a href="https://www.apartments.com.au/developments/macquarie-park-nsw-2113">Macquarie Park</a> approved to offer the additional insurance protection, alongside a five-year warranty on SMEG appliances.

Urban Property Group CEO Patrick Elias said the additional protection reflects changing buyer expectations in the off the plan market.

"Consumers are a lot more weary and a lot more concerned in buying off the plan than they ever have been. Having LDI is a tool to portray the confidence that we have in our product, and a confidence we want buyers to share," Elias said.

Following completion of the building later this year, buyers will move into their apartments well before Christmas.

[smartcode_project_cta:default project_id=134951]

La Vera closes in on completion as Macquarie Park continues residential transformation

Brisbane developer Red &amp; Co's decision to include dual key apartments in its debut Gold Coast apartment development, <a href="https://www.apartments.com.au/new-apartments/como-varsity-lakes-22-lake-street-varsity-lakes-qld-4227">COMO Varsity Lakes</a>, is proving to be one of the project's biggest drawcards, with buyers quickly snapping up the flexible residences.

More than half of the project's 36 dual key apartments have already sold, helping drive COMO beyond the 50 per cent sold mark within the first month of launch.

The strong response highlights growing demand for apartment designs that can adapt to changing lifestyles, with buyers increasingly looking for homes that accommodate multi-generational living, provide rental income opportunities or simply offer greater flexibility over time.

Located on the shores of Lake Orr, COMO will deliver 156 apartments across 16 levels, with the dual-key residences forming a limited release within the broader development.

Each combines a primary two-bedroom apartment with a fully self-contained studio on a single title, connected by a shared foyer and lockable internal door. The design allows owners to house ageing parents, adult children or guests while maintaining privacy, or lease the secondary residence to generate additional income.

Just 17 of the original 36 dual key apartments remain available.

[smartcode_project:default project_id=135546 project_image_fid=367096]

The innovative configuration combines two fully self-contained residences on a single title, typically comprising a primary two-bedroom apartment alongside a separate studio residence, connected via a shared foyer and lockable internal door.&nbsp;

The model is proving particularly attractive to owner occupiers navigating changing family dynamics and the realities of the current housing crisis.&nbsp;

[smartcode_project:default project_id=135546 project_image_fid=363511]

<a href="https://www.apartments.com.au/project-marketer/npa">NPA</a>&nbsp;CEO Andrew Erwin said dual key living was resonating strongly with modern buyers because it delivered both financial flexibility and practical lifestyle benefits.&nbsp;

“The housing crisis and rising cost of living are fundamentally changing how Australians think about home ownership,” Erwin said.&nbsp;

“Dual key apartments provide a genuine solution for families who want to stay connected while maintaining independence. Parents can help adult children save for a future home, ageing parents can remain nearby without moving into aged care, and owners still retain privacy and flexibility.

“Importantly, buyers are also recognising the financial advantages. It creates the opportunity to generate additional income from part of the home without the holding costs associated with owning a separate investment property.”&nbsp;

[smartcode_project:default project_id=135546 project_image_fid=363509]

Unlike traditional dual occupancy arrangements, the residences operate under a single title, meaning owners only incur one set of body corporate fees, council rates and holding costs.&nbsp;

The secondary residence can also evolve over time - functioning as guest accommodation, a home office, creative studio or private retreat before later becoming an income-producing asset.

<a href="https://www.apartments.com.au/developers/red-co">Red &amp; Co</a>&nbsp;Director and Co-Founder David Laverty said the strong early sales reflected growing buyer urgency and changing priorities within the market.&nbsp;

“Securing more than half of COMO’s residences within such a short timeframe is an outstanding result and a clear endorsement of both the design and location,” Laverty said.&nbsp;

“Buyers are responding to the combination of location, connectivity and amenity, but ultimately it’s value relative to other East Coast markets that is driving enquiry.”&nbsp;

“We’re also seeing strong interest from owner occupiers looking for homes that can adapt with them over time. Flexibility has become one of the most important considerations for buyers in today’s market.”&nbsp;

[smartcode_project:default project_id=135546 project_image_fid=363515]

Designed by <a href="https://www.apartments.com.au/architects/bda-architecture">BDA Architecture</a>, COMO features a mix of one-, two- and three-bedroom residences with 2.7-metre ceilings and larger-format floorplans aimed at owner occupiers, downsizers and lifestyle-focused buyers.&nbsp;

The development will feature an extensive rooftop recreation and wellness offering including a 25-metre lap pool, sundeck, barbecue and dining areas, gym, sauna, plunge baths, landscaped gardens, wellness spaces and rooftop pickleball and paddleball courts.

The remaining dual key apartments range from 137 sqm to 167 sqm and include generous three-bedroom layouts with separate self-contained studio accommodation and dual parking.&nbsp;

Erwin said the dual key concept represented a broader shift in how Australians would live in the future.

“People want homes that can evolve with their lives,” he said.&nbsp;

“A dual key apartment can suit a family today, support an ageing parent tomorrow, and potentially generate income later on. That adaptability is becoming incredibly valuable in the current environment.”

Prices currently range from $2,115,750 to $2,583,000.&nbsp;

[smartcode_project_cta:default project_id=135546]

Inter-generational living drives demand for COMO’s dual key apartments as housing pressures reshape buyer priorities 

Builder-developer&nbsp;<a href="https://www.apartments.com.au/developers/ceerose">Ceerose</a> has doubled down on its Leichhardt ambitions, lodging its second State Significant Development Application (SSDA) in the suburb in the last six months.

Their newest proposal seeks to transform a former industrial precinct into a new residential community centred around the adaptive reuse of one of the site's heritage warehouse buildings.

The new project, on a 6,930 sqm block at&nbsp;<a href="https://www.apartments.com.au/new-apartments/40-76-william-street-leichhardt-nsw-2040">40–76 William Street</a>, will bring more than 200 apartments to a suburb that has seen little to no new supply in recent years. It follows Ceerose's late 2025 SSDA for a mixed-use apartment project on nearby Parramatta Road, signalling the developer's growing investment in Sydney's Inner West.

Ceerose Founder Edward Doueihi told Apartments.com.au the developer’s long-standing presence in Leichhardt and the Inner West had given it a strong understanding of how the area has evolved and where its future opportunities lie.

“Ceerose has had a long-standing presence in Leichhardt and the Inner West, giving us a unique understanding of the area’s evolution and future potential,” Doueihi said.

“Having delivered projects throughout the region, we have witnessed the suburb’s transformation first-hand and understand the opportunities for its continued growth.”

Doueihi said that understanding also informed the planning process, with a comprehensive Stakeholder Engagement Outcomes Report prepared before the application was lodged.

The report identified the key issues and concerns raised by neighbouring residents and other stakeholders, allowing those matters to be considered and incorporated into the design where appropriate.

He said the delivery of additional housing would also play an important role in supporting the revitalisation of Norton Street and the Italian Forum.

“By increasing the local residential population, the development is expected to strengthen demand for local businesses, encourage further investment, and help restore the vibrancy that made the precinct a thriving destination in the early 2000s.”

<img alt="First look: Ceerose returns to Leichhardt with 203-apartment adaptive reuse proposal at former warehouse site" data-entity-type="file" data-entity-uuid="7258c54c-8167-479e-8361-2d5fca9915b4" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%2010B%20-%20CGI%20-%20View%202.jpg?VersionId=S9DQfxu_jpcB5LrAEYFUbyMzg5odW6i5" />

Designed by <a href="https://www.apartments.com.au/architects/woods-bagot">Woods Bagot</a>, the redevelopment would involve the demolition of four existing industrial buildings while retaining and adaptively reusing the site's most significant warehouse. The retained structure would anchor a new residential precinct comprising five interconnected buildings arranged around a large central landscaped courtyard, with heights stepping from five storeys along the surrounding residential streets to 11 storeys at the William Street corner.

According to the Architecture Design Report by Woods Bagot, the proposal "seeks to create a residential village centred around a generous green heart while celebrating the site's industrial heritage through the adaptive reuse of the existing warehouse building."

The development would comprise 203 apartments, with 188 proposed as build-to-sell residences, alongside 15 affordable housing apartments.

Rather than treating the retained warehouse as a standalone heritage object, Woods Bagot has sought to weave the site's industrial history throughout the masterplan. The proposal retains the north and west facades of the landmark corner warehouse, while new buildings reinterpret the site's brick-and-steel industrial language through their material palette and architectural expression.

<img alt="First look: Ceerose returns to Leichhardt with 203-apartment adaptive reuse proposal at former warehouse site" data-entity-type="file" data-entity-uuid="9e8c64c2-881b-49e1-8c90-6b6acaaa45b6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%2010C%20-%20CGI%20-%20View%203.jpg?VersionId=Qm8_8H_Xrg_sc4Mdjc59vlAcKF_5wRTb" />

The design is organised around what Woods Bagot describes as a "green heart", a landscaped communal open space that reinstates the leafy character removed when the site became an industrial storage facility. A new pedestrian laneway running through the site would improve permeability between William, North and Francis streets, linking residents through landscaped public spaces while activating the ground plane.

Residents would have access to communal gardens and shared recreation areas distributed throughout the development. Sustainability has also been prioritised, with the project targeting an average 7.9-star NatHERS rating. Proposed initiatives include rooftop solar generation, rainwater harvesting, passive solar design, naturally ventilated lobbies, extensive cross-ventilation and the reuse of existing building fabric to reduce embodied carbon.

The adaptive reuse strategy became a defining feature of the application after heritage investigations found only one of the site's industrial buildings could feasibly be retained. The Heritage Impact Statement concludes that preserving the key warehouse façades while referencing the site's industrial character throughout the new development provides an appropriate balance between renewal and conservation.

<img alt="First look: Ceerose returns to Leichhardt with 203-apartment adaptive reuse proposal at former warehouse site" data-entity-type="file" data-entity-uuid="efffafdb-594f-4e2b-a067-921fd51c05e1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%2010D%20-%20CGI%20-%20View%204.jpg?VersionId=DPmE4.k16YRt0i27hEZVtJAffarpvUfx" />

"Retention and adaptation of the site buildings has been explored but found not to be feasible except for the tallest building, whose street facades will be retained," the heritage report states.

"The proposed building will interpret the brick and steel character of the subject site, including reuse of some components and construction of a large 'sawtooth' structure in the proposed open space."

<img alt="First look: Ceerose returns to Leichhardt with 203-apartment adaptive reuse proposal at former warehouse site" data-entity-type="file" data-entity-uuid="3bfef2b5-83f5-40cd-9cab-767092f34266" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%2010E%20-%20CGI%20-%20View%205.jpg?VersionId=7asb3i_ql4ybbuJOUb5UHBEIy0Q9t.DF" />

The William Street site is located around 300 metres from Leichhardt North Light Rail station and a short walk to Norton Street's retail, dining and hospitality precinct. The surrounding area has increasingly become a focus for urban renewal given its proximity to public transport and the Parramatta Road corridor.

Doueihi founded Ceerose in 1998 and has grown the business to become one of Sydney's more active apartment developers in recent years, with completed projects including The Alex Collective in Alexandria, Abbie's Lane in Annandale, and the award-winning Munro House in Elizabeth Bay. They are currently delivering Belgravia, 17 luxury apartments in Potts Point.

First look: Ceerose doubles down in Leichhardt with adaptive reuse of former warehouse site

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?

Around 400 additional homes could be built at Southwark Grounds on Port Road, lifting total site capacity from 1300 to around 1700 dwellings.

A recently approved code amendment would allow apartment towers of up to 14 storeys in some areas of Renewal SA’s redevelopment of the former West End Brewery.

Renewal SA Acting Chief Executive Shane Wingard said he welcomed the code amendment, with the increase in heights and homes making a positive impact on the supply of high-quality, well-connected housing close to the city.

“By going higher across some parts of Southwark Grounds, we are adding a substantial number of very well-located homes with little impact on project delivery time or planned open space,” Mr Wingard said.

Since the project officially launched in 2025, Mr Wingard said more than 12,000 enquiries had been received about living at Southwark Grounds.

“The very strong early interest we’ve seen since homes were first released in the precinct reinforces our plans to create more housing opportunities,” he said.

The Southwark Grounds code amendment was launched in December last year, with community engagement undertaken over five weeks from January.

It proposed increasing maximum building heights from eight to 14 storeys on the eastern section of Southwark Grounds, and to 12 storeys across the remainder of the site, with minimum building heights ranging from two to four storeys.

The code amendment was implemented through an Early Commencement policy in late January, allowing developers to quickly explore the viability of increased height and housing yield while other planning processes continue.

One of the first developers delivering apartment sites have already finalised redesigns to increase the number of apartments following the code amendment.

Samaras’ development adjacent to the future Colonel Light Park is now planning to deliver 125 apartments across 11 storeys, significantly greater than original plans of around 50 apartments across four storeys.

The developer is also exploring the potential for additional affordable housing outcomes.

Most of the apartments at Southwark Grounds will be delivered within a master-planned precinct on a large parcel of land on the eastern portion of the site, covering around two-thirds of its 8.4 hectares.

Wingard said detailed precinct planning over the coming months may identify further opportunities to increase yield further that could see total apartment numbers at Southwark Grounds, exceed this number.

Affordable homes at Southwark Grounds will also see a net increase, with Renewal SA maintaining its commitment to a minimum of 20 per cent affordable housing across the development.

Civil works have begun across the site, with construction under way on the first new roads surrounding a townhouse precinct in the south‑west corner of Southwark Grounds. This includes Renewal SA’s 17 Founder’s Row homes, which are on track for completion by Christmas.

“We expect to have people living at Southwark Grounds by the end of the year, so delivering roads and public spaces for those residents is among our highest priorities.”

Construction of 40 townhouses off Anderson Street, known as West Village and being delivered by Contour, is forecast to begin in mid‑2026. Kolabb’s Anderson Lane development will follow shortly after, delivering a further 26 townhouses.

Southwark Grounds is a state government‑led urban renewal project now set to deliver around 1,700 homes over the next decade.

Homes will be supported by a supermarket, a range of retail and hospitality offerings anchored by a revitalised Walkerville Brew Tower, a childcare centre, car parking and well‑connected public spaces.

400 new homes planned for Adelaide's former West End Brewery site

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The Indaily independent news group and the Adelaide Advertiser today speculated that ousted prime minister Julia Gillard has dropped $1.8 million on a home in the Brighton beachside suburb of her native Adelaide. 
It comes with four bedrooms and a 12-person spa.
Local estate agent Phil Harris was coy on whether he sold the house to Gillard, telling the Advertiser he was unable to speak.
The Indaily contacted Gillard's office yesterday but they declined to comment.
The Advertiser have tweeted their intriguing conversation with Harris.
"I've heard rumours but I can't talk about it," he told the Adelaide Advertiser's property editor Tom Bowden.
"I know she's looking around at some properties down there, absolutely.
"I do know she's seriously looking along the coastline, but specifically that property I can't say.
"Has she approached us? I won't make a comment on that."
The paper was told by the home's agent that a contract had been signed on the property but Gillard's name doesn't appear.
"I don't know where that information has come from but it's definitely not Julia Gillard who has purchased the property."
Maybe it's in her mum's name, they speculate.
Last month <a target="_blank" href="https://www.propertyobserver.com.au/residential/julia-gillard-set-to-move-back-to-adelaide-but-not-leave-altona-imminently/2013071763394">Property Observer </a>noted the rumours that the former PM was heading back to Adelaide from her Melbourne base of Altona.
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Local papers tweet that Julia Gillard spends $1.8 million in hometown Adelaide

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The South Australian suburb Parkside is again the most searched for suburb around the nation, having held the position for the past six months, according to realestate.com.au.
South Australia dominates as the state most searched for, accounting for 50% of the top 10 most in demand suburbs.
“The proximity of Parkside to the city and the range and style of houses available continue to drive demand for property in the area,” says Anthony Toop of Toop and Toop Real Estate.
“Parkside is well located and caters to the modern needs of buyers.
“There are great schools in the area and new restaurants opening, it is a growing, cosmopolitan area that caters to a wide range of buyers,” says Toop.
South Australian Walkerville re-entered the list in third place, having slipped off in the March top 10.
Norwood, Aldgate and Kensington Gardens also made it onto the list.
Victoria’s Surrey Hills slotted into second place, having been listed in seventh place in the March report.
Toby Park from Hocking Stuart Balwyn put this down to Surrey Hills offering good schools and public transport.
“There are terrific schools in the area and it is close to a train line which is important.
“The suburb itself is relatively tightly held and purchasing in the area can be quite competitive,” says Parker.
Victoria’s Fitzroy North was a newcomer onto the list - ranking in seventh, as was Wantirna, taking out ninth place.
Oyster Bay was the most searched for suburb in New South Wales, but ranked eighth around the nation.
“Oyster Bay is a leafy bay area, where buyers can find a quieter lifestyle and escape, only 40 minutes from the city,” says Warren McCarthy of McGrath Real Estate.
“It has great local schools, a tight community and is close to public transport,” McCarthy says.
New South Wales’ Bondi was ranked tenth.
Australia’s hottest suburbs are as follows:
<ol>
<li>
<a href="/news">Parkside</a> (SA)</li>
<li>
<a href="/news">Surrey Hills</a> (VIC)</li>
<li>
<a href="/news">Walkerville</a> (SA)</li>
<li>
<a href="/news">Norwood</a> (SA)</li>
<li>
<a href="/news">Aldgate</a> (SA)</li>
<li>
<a href="/news">Kensington Gardens</a> (SA)</li>
<li>
<a href="/news">Fitzroy North</a> (VIC)</li>
<li>
<a href="/news">Oyster Bay</a> (NSW)</li>
<li>
<a href="/news">Wantirna</a> (VIC)</li>
<li><a href="/news">Bondi</a> (NSW)</li>
</ol>
Parkside is located within the Municipal of Unley, has a total population of 11,606.
Of that population 61.6% are employed, 30.1% are not in the labour force, 2.7% are unemployed and 5.6% are not started.
Median monthly home loan repayment of the suburbs population is $1,343 and a median weekly household income of $1,115.
The average household size is two (2).
Parkside is 2.4 kilometre’s form Adelaide’s city center. It is 1.63 kilometre’s squared in size.
Of the occupations, the major ones are professionals, managers and clerical and administrative workers.
Out of the dwellings in the suburb, 53.5% are separate house, 23.8% are semi-detached and 22.5% are flats/units/apartments.
Of the dwellings, 28.3% of them are fully owned, 32.5% are being purchased, 32.3% are rented, 1.9% other tenure and 4.9% are not started.
Within the market it is shown that;
The median house sale price of the suburb was $652,000, which was a change in median price of 10% to last year’s median, and has an average time on the market of 75.6 days.
Within the rental market of Parkside houses, the median asking rent was of $450, with an indicative gross rental yield of 3.6%. There has been a major increase in the median asking rent since 2008.
The unit market of Parkside has a median sale price of $470,000, a 6.8% change to last year median price, with an average 98.3 days on the market.
The median asking rent is $330, with an indicative gross rental yield of 3.7%. A considerable increase in rent was experienced between 2008 and 2011.
Of recent properties sold in the Parkside area, 11 Dunks Street Parkside (pictured below) sold for $771,000 on May 7th 2013, where it was only on the market for 10 days.
The property has four bedrooms and two bathrooms and is 200 square metres in size.
20 Scott Street, another property in Parkside’s leafy suburb, sold on May 2nd 2013 for $622,000. It was listed on the market for 46 days.
The property has three bedrooms, and the sharing of one bathroom, on a site of 512 square metres.
Previous sales of this property suggest that the value has appreciated. In February 2007 this same property was sold for $503,000 and listed for just only 14 days.
At 21 Leicester Street there was a May 6 sale for $570,000. It was listed on the market for 56 days.
The home has five bedrooms and two bathrooms, situated on a land size of 523 square metres. In 2009 the same property was sold for $600,000, suggesting depreciation in the price of the property has occured.
Currently on the market is an updated sandstone cottage located at 10 Scott Street Parkside, which has an asking price of between $670,000 - $720,000.
This property has three bedrooms, one bathroom and two living rooms with a lush backyard.
 
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Parkside, South Australia the most searched for suburb

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I’ve been touting the good solid prospects of Port Lincoln in South Australia for the past 2-3 years.  
It’s the sort of place I regard as heartland Australia. While all the political and economic focus rests on the big mines and the big cities, the farmers, fishermen and fibro dwellers in places like Port Lincoln are getting on with the business that keeps the national fires burning.  
It’s growing, it’s affordable and there are identifiable drivers of future capital gains.  
So it was gratifying – momentarily - to see the high level of growth reported in the latest Market Facts report from the Real Estate Institute of Australia. It records a 24% annual rise in the median house price and a 10% rise in the median unit price.  
But I wasn’t celebrating too hard, because I know how misleading statistics can be. As I so often tell readers, it pays not to place too much emphasis on one set of numbers, because another research source may tell a different story.  
Australian Property Monitors also records growth in Port Lincoln’s median house price, but nowhere near as high. APM says the Port Lincoln median has risen 8% in 12 months, helped by a 9% jump in the March Quarter. So a big difference in the numbers from the two sources, but both tell a story of growth.  
On the other hand, RP Data’s figures suggest no growth at all in the Port Lincoln median house price over the past 12 months, despite a 4% increase in the most recent quarter.  
To add to the confusion, there is wide disparity on price levels. The REIA says the median house price in Port Lincoln is $320,000, APM says $300,000 and RP Data reports $285,000.  
All we can tell you with certainty is that Port Lincoln is a key regional centre for South Australia’s Eyre Peninsula, a region which is assuming growing economic importance as mining ventures and associated infrastructure develop. Approval for an export port near Port Lincoln to service the emerging resources industry is a key event, as is the development of the town’s aquaculture industry.  
Port Lincoln markets itself as the seafood capital of Australia. Like most claims of this nature, there’s a degree of exaggeration and some element of truth. Port Lincoln is undoubtedly renowned for its fishing. The fishing industry is a cornerstone of the local economy, notably for tuna, rock lobster, prawns and whiting. The city claims to have Australia’s largest commercial fishing fleet.  
Other significant factors in the local economy include the huge grain-handling silos which have a total capacity of 340,000 tonnes, as well as canning and fish-processing plants, sheep and cattle. Port Lincoln has a natural deepwater harbour that makes it attractive to large bulk grain carriers.  
The Port Lincoln region has a significant wine industry and tourism is another key component of the local economy. The town is located near 60,000 hectares of national parks and 250 bird species have been recorded in the area.  
The gradual emergence of iron ore mining on the peninsula promises to add another major element. These are not the mega projects that happen in Western Australia but there are several of them and they entail thousands of jobs and the prospects of the first new port in South Australia to allow direct loading for Cape-size vessels.  
Oil exploration in the Great Australian Bight by BP and others may in time bring more economic activity to the region.  
All of that has inspired plans for some big property developments, including a $300 million mixed-use projects with homes, commercial elements and a new base for the local fishing fleet.  
So, regardless of which set of statistics correctly describes the current market in Port Lincoln, I feel confident there’s plenty of growth to come.  
Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/" target="_blank">hotspotting.com.au</a>
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terryryder-YECXbqmri2

The future looks bright for Port Lincoln: Terry Ryder

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Back in January 2013 I wrote <a target="_blank" href="https://propertyspectator.blogspot.com.au/2013/01/arckaringa-basin-oil-discovery">(article found here)</a> about the Arckaringa Basin area of South Australia from a property investment opportunity perspective.
Whilst I am not a micro-markets writer typically – I prefer to write on trends, techniques, and experience-based content pieces – I did take particular interest in this massive expanse of a region. This was in light of major breaking news earlier in January about the confirmed discovery of shale rock under the ground, in very large volumes.
With shale oil production ramping up globally, as the cost of traditional oil per barrel increases to be either on par with historically ‘expensive’ shale oil, it is clear that shale oil discoveries around the world will become significant mining and production sites.
In fact, you need look no further than northern USA (the Dakotas, Wyoming, etc) and southern Canada (Saskatchewan). Historically shale rock was difficult and expensive to extract, and equally challenging to refine into oil. Technological advancement has brought these costs down, whilst all the while, the price of regular oil has been sharply increasing due to the finite nature of the resource and increased global demand.
So with the discoveries in South Australia – and I use plural because over the past couple of years, multiple sites have been discovered and are now collectively referred to as the ‘Arckaringa Basin’ – there has been much talk since January about the dawning of a new age of the mining sector in Australia. The region is sizeable, it is roughly the land size equivalent of Poland, with shale rock deposits dotted throughout the area.
<img height="203" width="470" src="/images/stories/2013/06/mcevoyjune12one.png" alt="mcevoyjune12one">
The Arckaringa Basin Area is about the size of Poland.
As most readers would be aware of, even without these discoveries, the mining sector for other minerals and resources outside of shale oil in Australia is in incredibly great shape.
Though there has been a mild stalling in profits and productivity posted (and forecasted) from the mining sector, the overall long term outlook is very positive indeed. Arckaringa, if realised properly, will only add to this strength.
So what role does property investment play in the Arckaringa region? And what are the risks in investing in residential real estate in this region?
Well, on the first question, when I wrote about five months ago on the state of the residential property market there, I did identify – from a pure property-investor/buyer ‘numbers’-based mindset – immediate opportunity. By that, I mean that rental return achievable in proportion to the outlay cost of purchasing a property there, was very significant:
-          The kinds of double-digit returns achievable was comparable to the 2009-2011 era of US residential property markets. We are talking rental returns of 20-30% and upwards. -          Due to the very accessible cost of procuring tenant-ready properties there in comparison to capital city markets (we are talking 5-digit property costs versus 6-digit/half-a-million-dollar property costs), this means that two kinds of investment structures could be feasibly considered: A) ‘Cash-on-cash’ investments whereby no mortgage is needed for the initial outlay, due to the very affordable entry-rate of purchasing property, and instant monthly rental return achieved due. B) The more traditional mortgage-secured investment property structure. Securing even a 70/30 LVR (Loan to Value Ratio) loan would make for minimal risk/outlay, and maximum positively geared return.
This all sounds pretty great, right?
 
<hr class="system-pagebreak">
As mentioned last time though, this area is very high risk, and not for faint-hearted. With no personal investment experience there myself, I cannot commentate on the actual success of investing there, though I believe that it would be a very high-risk and high-maintenance location to invest in residential property.
<img height="115" width="470" src="/images/stories/2013/06/mcevoyjune12two.png" alt="mcevoyjune12two">
Residential property in the Arckaringa Basin is mostly partially underground to minimise extreme heat outdoor conditions.
I am conscious that I intended today’s piece as a follow-up to January’s article, yet all I seem to have done is re-cap it.
Well, in the five months since, I’ve kept a casual eye on the investment property market in the major townships within the Arckaringa region. Here are some of my observations. As mentioned, I am not an expert on the region and can only claim to have a fleeting interest, but here is my view of the state of the market, risks, and opportunities:
Sales volumes on the up, but this doesn’t mean much:
Actual volume of property sales seems to have picked up in the last six months, compared to the six months before that. Using sales volume data from REA group, I can confirm that there were about 25% more residential properties purchased in the townships-regions in the last six months compared to the six months before that.
However, when dealing in such low-volume sales-data pools (these aren’t cities of millions of people and hundreds of thousands of dwellings, of which we can get reliable trended data, these are towns of perhaps only a dozen or less available properties for sale at any one moment), this data is neither conclusive nor even dependable as viewing it as a reflection of any real market sales ‘growth’.
Residential properties in the region now being more ‘investor’ targeted in their marketing:
What is more reliable that small-sales-pool volume data, is this: When looking at the volume of available properties for sale now compared to six months ago, the ‘marketing speak’ in the sales information on each property listing on both Domain and RealEstate.com.au is significantly different.
Where sales-speak six months ago was focused on language around ‘affordable’, or ‘keeps cool being semi-dugout underground’ or ‘close to town and employment centres’, and other such dwelling-specific rhetoric, most of the Coober Pedy and other Arckaringa regional towns noted <a target="_blank" href="https://propertyspectator.blogspot.com.au/2013/01/arckaringa-basin-oil-discovery">here</a> are now being heavily marketed as being very ‘investor friendly’, indicating that agents in the areas feel strongly enough that the mining industry growth will be reliable enough to sustain property investment growth, and soon.
Whilst sales agents are chiefly interested in just that, getting a sale over the line, we can sometimes also rely on sales agents to have more precise knowledge of their postcode regions than us outsiders ever could. 
Feasibility of regional growth occurring any time soon:
Beyond the property investment element of Arckaringa though, I’ve also been reading articles from several news sources questioning and criticising the viability of getting shale rock mining projects off the ground in the foreseeable future. There are a number of economic, political, and environmental issues cited as being barriers to getting the region to ‘take off’ any time soon.
Investors should be wary not to get caught up in the excitement of the ‘gold rush boom’ effect usually associated with the pending rapid growth of a mining town, as this could lead to disappointment when no dramatic improvements are seen in your desired time scales. 
But this may not be such a bad thing for longer term ‘buy and hold’ strategic property investors:
So it may take a bit longer to see any real capital growth in the region – fine – as long as it is assured that it will occur at some point in the ‘feasible’ future (say the next 5-10 years), if, and only if, property can be sourced that remains very cash-flow-positive over this 5-10 year period.
What I am suggesting is that if it is a low entry point/low-risk purchase, and though it does not show any capital growth over the next few years, if the rent more than covers the expenses and that cash-flow.
The same usual ‘mining town high risks’ apply to Arckaringa, but with even more than usual:
Back on the negative front now, all of the risks associated with any mining town investment property purchase exist in Arckaringa, but unfortunately with an added bunch of additional worrisome risks. This area is not for the faint-hearted investor. Such additional risks are as follows:
-          This area is one of the most remote, inaccessible, and infrastructure-lacking areas of Australia! Getting a busted pipe or leaking tap fixed there is a nightmare. The maintenance costs will be quite extortionate -          Similarly, property management in these towns is very tough, with several of them not even possessing the infrastructure of having a real estate agency in town itself. This means that property managers are usually based as far away as Adelaide, and manage remotely. This adds additional risk to projects -          Tenant quality appears to be very poor. I’ve been reading several blogs and forums on this area from people who already hold residential property there, and tenant quality is a challenge
In the future I will continue to check in on this area with increasing interest and report any further noteworthy observations. My view is that the area certainly does have potential, and those with the appropriate risk profile could do very well here, however for those property investors starting out, a high-yielding property buy here would not be advisable.
Seasoned and established investors who have had a few years’ experience would be better equipped to handle the volatility and management challenge that is holding property in the Arckaringa Basin region.
Cameron McEvoy is a NSW-based property investor and maintains a blog, <a href="https://propertyspectator.blogspot.com.au/" rel="nofollow" target="_blank">Property Correspondent.</a>  
 
 
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Mining town high risks apply to Arckaringa, but even more than usual: Cameron McEvoy

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The Adelaide residential property market reached the bottom of the cycle in the second half of 2012, according to property valuers Herron Todd White.
Since that time, HTW says there has only been minimal improvement to property values overall, which is somewhat expected given the uncertainty surrounding current economic conditions, both locally and federally.
HTW believes that Adelaide’s property market will gradually recover over the next few years.
The firm believes that the average potential buyer is more conservative and reluctant to commit to any further financial pressure, due to job security and the cost of living expenses.
Also contributing to people’s reluctance to commit to major financial decisions is the federal election later this year and the state election in March next year. 
“Especially as it is speculated that both federal and state will see a change of government – this usually occurs in the lead up to an election but is expected to be somewhat offset by an increase of activity once the vote has been finalised whatever the outcome.”
The firm says the recent reduction in interest rates was welcomed, however they believe many will use their current position to increase savings and pay back debt rather than add to any existing debt overall.
Herrod Todd White believe that the suburbs closer to the city will be the ones to improve in value first and show the best growth.
This growth will be driven by upgraders looking to move into more desirable suburbs, while also taking advantage of the price corrections that occurred over 2011 and 2012.
“Well located and appointed dwellings are selling fairly quickly within many of these suburbs when priced to meet the market, however there currently exists numerous factors holding back this market sector.
“These include there being limited stock coming onto the market so many potential buyers just can’t find what they are looking for.
“With limited properties on the market buyers often find it harder to make decisions because they can’t directly compare properties; difficult selling conditions mean that many upgraders are worried about selling their own properties and therefor choosing not to act; and with less potential buyers looking, or should we say, with less potential buyers willing to actually commit there is not enough competition between buyers in the current market to push up prices just yet.”
HTW says the recent interest rate cut may improve this situation a little but mostly it will just be time that improves Adelaide’s residential property market.
“If we roughly divide this market into two price brackets, we suggest $400,000 to $750,000 will secure an older detached three-bedroom, one- to two-bathroom dwelling or a newer (often attached) dwelling on a smaller allotment around seven to twelve kilometres from the city.
“Or $750,000 to $1.2 million for an older character three to four-bedroom, one- to two-bathroom detached dwelling or a newer dwelling (potentially attached) on a smaller allotment up to seven kilometres from the city or located within beachside suburbs.
The firm says properties that are better located and close to established and popular amenities have the best potential for capital gains.
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Time will improve Adelaide's property market as uncertainty around economic conditions linger: Herron Todd White

<html><body>Australian Property Monitors (APM) has released a list of auction results in Adelaide for the weekend of May 4. <a style="font-size: 14px;" target="_blank" href="https://www.homepriceguide.com.au/saturday_auction_results/Adelaide.pdf" rel="nofollow">Click here</a> for the auction results, and click on each street address to see the property's marketing.</body></html>

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APM's Adelaide auction results for May 4 weekend

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Expectations for the Adelaide housing market appear modest at best following the RBA’s assistant governor’s Christopher Kent's comment last month that this market has been “quite flat for a few years”.
The latest Australian Property Monitors (APM) data has Adelaide house prices up 0.4% over the year to January with units down 5.2%.
Both dwelling types recorded gains of 1.5% over the January quarter with a median house price of $438,000 and a median unit price of $276,000.
“The Adelaide housing market can look forward to modest price growth for 2013, with all indicators pointing to a slight improvement,” says APM in its latest report.
Other APM indicators also suggest the Adelaide market is heading in the right direction with average days on market reducing from 150 days a year ago to 136 as of February 2013, although the long-term average is 110 days.
The average discount required to sell a property has also reduced from 8.2% to 7.1% and is approaching a long-term average of 6.6%.
According to APM, there are 12,000 properties listed for sale in Adelaide, 7% less than a year ago but 13.5% higher than the long-term trend.
“Low interest rates will activate the Adelaide housing market through 2012, although activity levels and prices growth will be modest,” says APM.
“This is consistent with Adelaide’s house price cycle which is typically less volatile than the other major capitals.”
“Local economic performance may provide a continuing brake on housing market activity, with the latest ABS unemployment data reporting an Adelaide January unemployment rate of 6.7% – clearly the highest of all the major capitals and nearly a percent higher than the rate recorded over January 2012.”
In a further sign of future pick-up, February ABS building approval figures show a 23% lift in South Australian dwelling approvals.
“The strong result took the number of approvals to the highest monthly tally in over eighteen months. Hopefully this is a sign that the state may be emerging from the cyclical low,” said the HIA’s Geordan Murray.
 
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Richard Thwaites, principal of the Kensington office for LJ Hooker, says the Adelaide market is on a "fairly level plain" but properties are selling.
“We had 12 registered bidders at an auction in <a target="_blank" href="/news">Gilberton</a> and 7 for a property in <a target="_blank" href="/news">Rose Park</a> - both lower to middle-end properties," he tells Property Observer.
“Both properties sold over the initial reserve price.”
Thwaites says there are people in the market place buying, but it is price sensitive.
“Anyone who wants yesterday’s prices won’t sell,” he says.
He also notes investor appetite, due to people being wary of super and wanting a “second bite of the cherry”.
Closer to the CBD always perennial always a market, there are buyers, but being circumspect as to how much they will spend.
He says there are also a number of people looking to upgrade as families.
“They don’t want to travel too far to go to school, but they are not selling before they buy.
At the upper end of the market ($1.5 million plus), the perception is that there is no rush to buy.
Thwaites says the sentiment is: “If I miss out on this one, I won’t get caught out by price. Prices won’t jump 10%.”
In its latest April market wrap, valuers Herron Todd White reports that the Adelaide residential market is “not really moving in any direction” and says it could be in for an “extended period of flat-lining”.
On a more positive note, HTW says that property values appear to have reached the bottom of the cycle and now are holding fairly steady. 
“Houses are being bought and sold but transaction volumes remain low while it appears that more people are currently looking or showing interest in residential property than there has been for a couple of years, there is still a reluctance to actually act,” says HTW.
HTW speculates that the overall lack of market activity is holding back upgraders over concerns they may not be able to sell their existing home or that they may have to sell for less money than they think their house is worth or in fact less than they paid.
“We believe that second and third home owners are probably the most active in the market at the moment.
“With property more affordable than at its peak late in 2010, there are those looking to take advantage of the situation and are currently looking to upgrade to larger dwellings or relocate into more desirable suburbs.
“Prestige property also appears to be selling quite well once released to market and with recent price corrections can offer very good value for money.
“Currently first home buyers do not appear to be very active and this may be due to concerns over job security, cost of living and general uncertainty.”
 
 
 
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Signs of life but no great expectations for Adelaide property market

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South Australia's 10 longest-listed properties, as recorded by SQM Research, are all entering their fourth year on the market.
Several vendors have reduced their asking price, including the vendor of <a href="https://sqmresearch.us5.list-manage.com/track/click?u=9badbd870addb4af72206c2eb&amp;id=b9f4dacada&amp;e=0aab96dc54" target="_blank">Lot 10 &amp; 11 Destrees Bay, D'estrees Bay, 5223</a> (pictured below), which has been reduced by 19% in an attempt to secure a sale of the Kangaroo Island property.
Others, however, have held firm on price, and two vendors have even increased their asking price. Almost all are outside the city of Adelaide.
<img alt="sqmadelaidemarch18one" height="351" width="470" src="/images/stories/2013/03/sqmadelaidemarch18one.jpg">
1
<a target="_blank" href="https://sqmresearch.us5.list-manage2.com/track/click?u=9badbd870addb4af72206c2eb&amp;id=e9a5bded21&amp;e=0aab96dc54">Lot 2, Third Street, Brownlow Ki, 5223</a> 
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Days on the market: 1431</div>
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Initial asking price: $135,000 Current asking price: $135,000 Reduction: 0%</div>
 
2
<a target="_blank" href="https://sqmresearch.us5.list-manage1.com/track/click?u=9badbd870addb4af72206c2eb&amp;id=7e04259741&amp;e=0aab96dc54">32 Brookside Road, Darlington, 5047</a>
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Days on the market: 1431</div>
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Initial asking price: $350,000 Current asking price: $375,000 Reduction: -7%</div>
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3
<a target="_blank" href="https://sqmresearch.us5.list-manage1.com/track/click?u=9badbd870addb4af72206c2eb&amp;id=f7ee8e6ddc&amp;e=0aab96dc54">21 North Road, Nairne, 5252</a>
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Days on the market: 1332</div>
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Initial asking price: $290,000 Current asking price: $249,950 Reduction: 14%</div>
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4
<a target="_blank" href="https://sqmresearch.us5.list-manage.com/track/click?u=9badbd870addb4af72206c2eb&amp;id=187c12d28b&amp;e=0aab96dc54">Lot 26, Berwick Way, Strathalbyn, 5255</a>
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Days on the market: 1332</div>
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Initial asking price: $417,800 Current asking price: $417,800 Reduction: 0%</div>
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5
<a target="_blank" href="https://sqmresearch.us5.list-manage.com/track/click?u=9badbd870addb4af72206c2eb&amp;id=f4aad1cb05&amp;e=0aab96dc54">9b Edwin Avenue, Tranmere, 5073</a>
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Days on the market: 1280</div>
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Initial asking price: $600,000 Current asking price: $629,000 Reduction: -5%</div>
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6
<a target="_blank" href="https://sqmresearch.us5.list-manage2.com/track/click?u=9badbd870addb4af72206c2eb&amp;id=1b42785559&amp;e=0aab96dc54">1 Dillon Road, Hindmarsh Valley, 5211</a>
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Days on the market: 1266</div>
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Initial asking price: $385,000 Current asking price: $365,000 Reduction: 5%</div>
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7
<a target="_blank" href="https://sqmresearch.us5.list-manage.com/track/click?u=9badbd870addb4af72206c2eb&amp;id=f03f4e8696&amp;e=0aab96dc54">11 Leworthy Street, Victor Harbor, 5211</a>
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Days on the market: 1245</div>
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Initial asking price: $325,000 Current asking price: $298,000 Reduction: 8%</div>
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8
<a target="_blank" href="https://sqmresearch.us5.list-manage.com/track/click?u=9badbd870addb4af72206c2eb&amp;id=f1d0cead81&amp;e=0aab96dc54">6 Barwell Street, Eudunda, 5374</a>
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Days on the market: 1232</div>
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Initial asking price: $185,000 Current asking price: $185,000 Reduction: 0%</div>
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9
<a target="_blank" href="https://sqmresearch.us5.list-manage.com/track/click?u=9badbd870addb4af72206c2eb&amp;id=b9f4dacada&amp;e=0aab96dc54">Lot 10 &amp; 11 Destrees Bay, D'estrees Bay, 5223</a>
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Days on the market: 1204</div>
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Initial asking price: $475,000 Current asking price: $385,000 Reduction: 19%</div>
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10
<a target="_blank" href="https://sqmresearch.us5.list-manage.com/track/click?u=9badbd870addb4af72206c2eb&amp;id=d2eeb2687b&amp;e=0aab96dc54">7 Central Drive, Victor Harbor, 5211</a>
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Days on the market: 1175</div>
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Initial asking price: $690,000 Current asking price: $605,500 Reduction: 12%</div>
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SQM Research also offers a list of the <a target="_blank" href="https://www.sqmresearch.com.au/top100bargains.php" title="SQM Research">Top 100 Biggest Bargains in Australia </a>for sale.
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South Australia's 10 longest-listed properties: SQM Research

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The $120 million Watson Apartments in Walkerville Adelaide sold $50 million worth of property at its mid-March launch.
Securing the sale of 135 apartments out of the 220 apartemnts, the nine-storey building is now 63% sold.
Located four kilometres from the CBD, the latest development by Asian Pacific Group will include a mix of 220 residential apartments and 30 hotel rooms.
One bedroom apartments range in price from $270,000 to $297,000.
Two-bedroom apartments range in price from $360,000 to $551,000.
The sizes for one and two bedroom apartments range from 40 square metres to 66 square metres plus balconies.
Penthouse apartments are still available and offer the opportunity for buyers to work with architects Tectsys to design their own apartment.
As the penthouse level has not yet been built, it gives the opportunity to buyers to tweak the existing layout prior to construction.
Penthouses are priced from $700,000 to $2 million and range in size from 94 square metres to 255 square metres, plus balconies of 49 square metres to 121 square metres.
“Buyers have ranged from young professionals looking to live close to the city to empty nesters keen to downsize and enjoy the low maintenance lifestyle offered by The Watson,” says Asian Pacific Group Chief Executive Officer Will Deague
Residents will have full access to the hotel facilities, including a Michael Klim designed pool and deck, restaurants and health and recreational facilities.
Residents will also have the choice to hire one of the hotel’s smart cars or bicycles for a nominal fee.
The Watson will form part of the Art Series Hotel Group, which currently includes The Cullen, The Olsen and The Blackman in Melbourne.
The development has been named after Tommy Watson, a senior Pitjantjatjara elder who has become a significant contemporary indigenous Australian artist.
A mix of owner-occupiers and investors have so far purchased in the apartment complex.
“Investors have also been keen to jump on board noting the pent up demand for rental accommodation in Walkerville and the strong capital growth potential.”
“Buyers have recognised that the opportunity to buy a new apartment in Walkerville is unlikely to be offered again for many years to come,” says Deague.
The median unit price for Walkerville is $475,000 and offers a rental yield of 3.4%.
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The Watson sells $50 million worth of apartments at public launch

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South Australia continues to be the most underrated and overlooked market in Australian real estate.
Few realise how significant South Australia is becoming as a resources state of global significance.
And few realise that it provides more opportunities to buy cheaply in growth locations than any other state or territory.
South Australia’s steady evolution as one of the key resources states took a quantum leap with the announcement of discoveries of huge resources of shale oil in the Arckaringa Basin - potentially the most significant event to date for the SA resources sector.
It follows the decision to allow mining in the Woomera Prohibited Area (WPA), which contains some of Australia’s largest mineral resources; the emergence on major iron ore mining ventures on the Eyre Peninsula; and the potential for expansion of the Olympic Dam mine, albeit delayed by BHP Billiton.
Exploration for minerals in SA is running at record levels, adding to optimism that the state will continue on its path to become a world-class resources region.
SA needs the economic boost these ventures will provide, as it ranks 6th or 7th among the eight states and territories on most key economic indicators.
Adelaide’s property markets have been subdued over the past 12-18 months but are set for better performance in 2013. Some markets have recorded marked increases in sales volumes in recent months and this suggests prices will rise later in the year.
Outside Adelaide there are numerous locations that fit my category of 'cheapies with prospects'.
Many of the big-ticket resources events in South Australia – including the shale oil discovery and the potential of the WPA – are likely to lend greater prominence to iconic Coober Pedy, where the median house price is $175,000.
Those events, plus major mining ventures on the Eyre Peninsula and the eventual expansion of Olympic Dam, will benefit both Port Augusta and Whyalla.
Port Augusta has a median house price of $175,000, despite annual growth averaging 12% over the past 10 years. Typical yields are between 6% and 7%.
Whyalla is South Australia’s industrial muscle city and is poised to become considerably stronger. Infrastructure, resources and property developments planned for Whyalla total around $7 billion, with a $1 billion rare earths processing facility likely to be next significant milestone in its evolution as the Gladstone of South Australia.
Median prices include $180,000 in Whyalla Stuart and $165,000 in Whyalla Norrie. Other parts of the city have medians in the mid-$200,000s.
At the other end of the Eyre Peninsula, Port Lincoln is a bustling regional town with an important fishing industry and a future that will increasingly include the resources sector. Iron ore mines in the region will result in a major new export facility being built shortly.
Typical houses are in the mid-$200,000s in Port Lincoln.
There are few other places around Australia where you buy so affordably in locations with strong growth potential.
Terry Ryder is the founder of <a target="_blank" href="https://www.hotspotting.com.au/">hotspotting.com.au</a>
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