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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Journalists with a 24-hour news cycle and a 30-minute attention span declared the end of life as we know it in South Australia when BHP Billiton had its recent panic attack over falling prices for some commodities. 
Those with a simplistic mindset and the analysis skills of a Footy Show star reasoned that the Olympic Dam expansion was the biggest thing – no, wait, the only thing – happening the SA economy, therefore the BHP decision to delay – hang on, let’s change that to “scrap” – the project meant that SA was basically finished. 
We even heard that a range of property developments planned for the Adelaide CBD would die because everything depended on Olympic Dam. 
You have to wonder – is your average journalist really that dumb, or do they simply not give a damn? 
To paraphrase Shakespeare: The first thing we do, let’s kill all the journalists. Then most of the economists. 
South Australia, let me tell you, is far from finished. It’s our most under-rated state. It leads the nation in several important industries and it’s now our third big resources state, though few people appear to realise it. 
Let’s not dwell too long on SA’s status as the leading state for Defence contracts (including the current $8 billion AWD project and the upcoming $20 billion submarine project) and also for alternative energy facilities, particularly wind farms. Nor on the fact that Adelaide has more infrastructure projects under construction than Sydney, although that’s more an indictment on New South Wales than a credit for SA. 
Let’s focus on resources. Anyone who thinks Olympic Dam is the only show in town for SA hasn’t been paying attention. It’s not even the biggest show. 
By far the biggest single factor likely to impact the SA economy is the decision to open up the Woomera Prohibited Area for mining. The potential outcome from this decision, first announced a year ago, will make Olympic Dam look puny. 
 
<hr class="system-pagebreak">
 
This is topical because there was a further federal-state announcement about this last week. The October 4 announcement by Defence Minister Stephen Smith and SA Premier Jay Weatherill gave mining companies formal approval to explore the giant WPA. They say it will become “one of Australia’s most significant resource provinces”, with minerals worth over $1 trillion, according to one guesstimate. 
This vast area (it comprises 13% of the state) is believed to contain Australia’s largest copper and uranium resources, considerably more than those at Olympic Dam. The WPA also has big gold and iron ore reserves. 
The move to grant exploration licences comes after negotiations between the federal government and the state to reconcile weapons testing and defence training (the reasons this is a prohibited area) with full-scale mining operations.
Weatherill said the approval was "one of the most significant milestones for the advancement of South Australia's resources sector". This area already has 150 exploration licences, with 80 more applications in the pipeline.
Yet media coverage of the announcement was somewhat muted and underplayed the importance of the event. I imagine if Smith and Weatherill had announced they were scrapping the plan it would have been on the front page of The Australian, the nation’s most relentlessly negative newspaper, and many others as well. 
The location best-positioned to benefit from mining in the WPA and elsewhere in the state is Port Augusta, a crossroads town which is a logical place to fly-in-fly-out workers to base themselves. Port Augusta is well-situated for the growing number of iron ore mines emerging on the Eyre Peninsula, as well as what’s happening in the WPA and will happen, eventually, at Roxby Downs with some form of expansion of Olympic Dam. 
Whyalla also has a big future, for similar reasons.
Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/" rel="nofollow" target="_blank">hotspotting.com.au</a> and can be <a href="https://www.twitter.com/hotspotting" rel="nofollow" target="_blank">followed on Twitter</a>.
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terryryder-YECXbqmri2

South Australia's property investment opportunities far from finished: Terry Ryder

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The Adelaide property market still has further to fall before it hits rock bottom, according to valuation firm Herron Todd White (HTW) in its latest property market round-up.
Looking at the Adelaide market over August, HTW valuers say the volume of both home and unit sales are declining while demand for new housing remains soft.
The latest report notes that new Adelaide houses and units are “almost never” sold at prices exceeding their potential resale value.
And the outlook for Adelaide remains on the gloomy side.
“The Adelaide property market in the short term continues to be flat and limited growth is expected in the next 24 months,” says HTW in its latest report.
Despite reporting that capital values are still declining, the situation is not all bleak for property investors, with HTW reporting that it remains a balanced rental market for both houses and units, with the vacancy rate steady in the case of houses and “stable” for units.
Adelaide Hobart and Canberra are the only three capital city property markets still in a downswing.
According to HTW, the Adelaide market has been in decline for the past year.
In its September 2011 report (for the month August) HTW said Adelaide was a declining housing market although at the time it said there was “fair” demand for both new houses and units.
“Although there has been a slight decline in house prices since 2010, investors have also been cautious about entering the market due to the speculation that interest rates were due for an increase, especially on the back of inflation figures,” said HTW back in September 2011.
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lschlesinger-FZcF9M3vE6

A year on, Adelaide property clock still stuck in decline: Herron Todd White

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<img style="float: left; margin: 5px;" src="/images/stories/snowtown1.jpg">The infamous Snowtown bank has been sold.
Hale Real Estate director Nigel Christie says the Snowtown property fetched a little under its $200,000 price guide.
Its reportedly sold at around $185,000 to interstate buyers who will be owner-occupiers.
It has been <a target="_blank" href="https://www.realestate.com.au/property-house-sa-snowtown-109650811">on the market </a> since February this year.
Christie says the buyers plan to renovate the attached house and run a business from the bank.
The property is located about 150 kilometres north of Adelaide.
The disused bank at Snowtown became infamous after police discovered eight mutilated bodies in barrels inside the vault of the bank in 1999.
The bank sold the premises for $43,000 in 1995. It first sold after the gruesome discovery in 2000 at $34,560.
It sold again at $130,000 in 2005.
<img width="470" src="/images/stories/2012/08/snowtown.jpg">
It last traded at $142,000 in 2006.
The property originally built as the bank manager’s residence consists of four good-sized bedrooms and the old bank building.
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jchancellor-FAypfDUnLy

Infamous Snowtown bank sells

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The single biggest quality underlying the success of mining companies has been their ability to keep their eye on the long-term objective. 
They have resisted the tendency of business generally towards short-termism and knee-jerk reactions to temporary setbacks. 
This is why miners have enjoyed such massive profits recently. Many of the big projects that are now delivering income were conceived and advanced in the shadow of the GFC. 
Grant King, managing director of Origin Energy, said it best with this quote in 2008: “We make investment decisions in assets that have economic lives of 30 years or more. And so, cycles that play out over a year or two are basically irrelevant. We are fundamentally driven by the long-term view.” 
Curiously, a notable exception to the resources ethic of long-term thinking is BHP Billiton. It’s the nervous Nellie of the sector. In 2008, for example, it opened a Western Australian nickel mine that cost $2.2 billion, then shut it down within 12 months of opening when it got GFC jitters (putting 1,800 people out of work) and sold it for $370 million. 
The recent closure of the Norwich Park coal mine in Queensland’s Bowen Basin has all the hallmarks of a dummy spit, after not getting its way in union negotiations. In similar vein, BHP took its bat and ball and went home when Moranbah landlords asked more rent than it felt it should be paying for houses. 
And now we have the Olympic Dam backflip. Half a dozen years of planning and preparation tossed aside because of a few blips on the global radar screen. The people running this enterprise seriously need to develop a spine and some long-term vision. 
The question is how this will impact on the South Australian economy and various property markets. The answer is: not nearly as much as commentators are implying. 
The SA economy has been chugging along quite nicely in recent years without any contribution from an Olympic Dam expansion, and it will continue to do so. 
Media, in its simplistic way, would have us believe that the $30 billion expansion was the only show in town, but this is far from true. 
The state’s resources sector has been in a significant growth phase for many years, and this will continue. Iron ore mines are in various stages of development on the Eyre Peninsula and elsewhere, including several multibillion-dollar enterprises. There’s a $1 billion expansion of Prominent Hill mine, among other projects, happening near Coober Pedy, and the $2 billion Hillside mining venture on the Yorke Peninsula. 
A far bigger potential for SA than Olympic Dam is the prospect of mining operations in the Woomera Prohibited Area following last year’s joint federal-state announcement. The resources in this area and the potential investment are far greater than BHP Billiton’s piddling little affair at Roxby Downs. 
There are multiple export port projects in various stages of planning and development around the state, billions are being invested in wind farm developments, and further billions are circulating thanks to the defence contracts being handled in Adelaide. 
The other thing likely to overlooked as media over-dramatises the impact of the BHP Billiton decision is that the company isn’t scrapping the development of its Roxby Downs resource. It says it’s going to seek less expensive ways of doing it. 
So something major will happen at Roxby Downs, just not as big or as soon as was originally planned.
Terry Ryder is the founder of <a target="_blank" rel="nofollow" href="https://www.hotspotting.com.au/">hotspotting.com.au</a> and can be <a target="_blank" rel="nofollow" href="https://www.twitter.com/hotspotting">followed on Twitter</a>.
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BHP's scrapping the Olympic Dam mine expansion won't affect SA property investors much: Terry Ryder

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The decision by BHP Billiton to cancel its $30 billion Olympic Dam mine expansion project is likely to have direct repercussions for the regional South Australian property markets of Roxby Downs, Port Augusta and Whyalla as well as for the wider South Australian economy.
All three property markets had been tipped to take off again once the long-mooted expansion project kicked off, which would have significantly expanded BHP’s existing mining and processing operation at Olympic Dam, 560 kilometres north of Adelaide.
Figures compiled by RP Data to May 2012 show that Roxby Downs house prices have been rising by a healthy 13.6%  per annum over the past 10 years with a median price of $440,000.
Over the past year to May house price growth picked up to 11.4% having slowed to 7.3% over the past three years - during a time when BHP was awaiting final approval on its Olympic Dam project.
Recent sales at Roxby Downs include a three-bedroom house that sold for $445,000 at the end of June, having last traded for $138,000 in 2003.
A four-bedroom house sold for $488,000 in July, having last traded for $160,000 in 2003.
BHP Billiton chief executive Marius Kloppers says current market conditions, including subdued commodity prices and higher capital costs, have led to the decision to investigate "an alternative, less capital-intensive design of the Olympic Dam open-pit expansion".
“As we finalised all the details of the project in the context of current market conditions, our strategy and capital management priorities, it became clear that the right decision  for the company and its shareholders was to continue studies to develop a less capital intensive option to replace the underground mine at Olympic Dam," says Kloppers.
BHP received approval for the project in March this year, with environmental impact studies dating back to 2005.
The planned open-pit mine was expected operate simultaneously with the existing underground mine.
By 2050 the size of the pit was expected to grow to be 4.1 kilometres long, 3.5 kilometres wide and one kilometre deep. Eventually, mining the planned open pit would have produced 60 million tonnes per annum of ore, equivalent to an additional annual rate of refined copper production of 515,000 tonnes.
The Olympic Dam project was expected to “put billions of dollars into the South Australian economy for decades to come”, said BHP in a booklet on the project released last year.
Apart from expansion of the mine itself, BHP also planned to build a new airport at Olympic Dam to cater for large commercial jets and the increase in passengers and air traffic and build a new accommodation village for workers.
Transport plans included the building of a landing facility about 12 kilometres south of Port Augusta and extensive use of the Stuart Highway between Port Augusta and and Olympic Dam.
The population of Roxby Downs township was expected to double in size to around 10,000 due to BHP providing additional services and accommodation.
Roxby Downs has a current population of 4,700, according to census 2011.
At the time approval for the dam was granted Sam Saggers from Positive Real Estate wrote that investors who purchased properties in 2008 – and who had been waiting a long time for an announcement – would be able to “recycle their equity and tighten their rents”.
“The Olympic Dam mine is the mothership of projects, so I expect the South Australia economy and workforce to reap the rewards,” <a href="https://www.propertyobserver.com.au/south-australia/want-to-capitalise-on-the-mining-boom-consider-whyalla-and-south-australias-olympic-dam-mine-sam-saggers/2012032253859" target="_blank">wrote Saggers in Property Observer in March.</a>
“I think we will see a lot of interest in Whyalla by the middle of this year, with clients looking for capital gains as a spin off from the project. Vacancy rates will tighten up and the outlook is a lot brighter.
Saggers wrote that Whyalla and nearby Port Augusta will derive a great deal from this expansion
“During the construction phase, 6,000 jobs will be created, and the mine will add another 4,000 jobs to its normal operations. Indirectly, the mine expansion will create 15,000 jobs, and the total number of jobs becoming available will total 25,000.
Mineral processing at Olympic Dam began in 1988, initially producing 45,000 tonnes per annum of copper plus associated products of uranium oxide, gold and silver.
Between 1997 and 1999 there was a major expansion of the mine and minerals processing plant.
In recent years annual copper production has averaged about 180,000 tonnes, with 4,000 tonnes of uranium oxide, 80,000 ounces of gold and 800,000 ounces of silver.
Copper produced at Olympic Dam is sold to global and domestic markets. The uranium oxide is sold to power stations for base load power generation. All of the gold and silver is sent to the Australian Mint in Perth.
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Headwinds for Roxby Downs property investors as BHP's Olympic Dam expansion cancelled

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Investors need to think laterally to get the most out of property. The best way to exploit a situation is often something other than “the bleeding obvious”.
At a seminar for property investors in Adelaide, the only thing that seemed to interest everyone was: What’s the best way to benefit from the Olympic Dam expansion?
The first thought was to rush off and buy property in Roxby Downs, the site of the big BHP Billiton mine destined for a $30 billion expansion.
I thought there were better ways. Roxby Downs will no doubt be buzzing when the big miner hits the Go button, but where will companies getting the big contracts be based? Where will their people be living? Where will the mine workers be spending their big fat pay packets?
There will be a hefty component of fly-in-fly-out during the construction phase, with on-shift workers living in a temporary accommodation village. Where will the off-shift workers be living? In most cases, not in Roxby Downs. The town will feel plenty of pressure on its services but won’t necessarily enjoy the benefits of workers’ spending.
Adelaide’s property market will be a major beneficiary. That’s where the key companies providing services to the project will be based. Those that win big contracts will expand, and the people who get the jobs will need somewhere to live. I’d be buying in Adelaide.
Regional towns like Whyalla and Port Augusta will play big roles in the projects, and jobs will be created there. There may be more upside for investors who buy there because prices are lower than in Roxby Downs, which is already expensive (median house price $415,000, compared with half as much in Whyalla and Port Augusta).
Property investors seeking opportunities from the resources revolution need to follow the money trail. The spinoffs from a major project can ripple across the nation. In some cases, they can ripple halfway around the world.
Here’s a money trail example. The trail starts in the UK, where there’s a very big natural gas company, the BG Group. It’s decided to invest big time in gas resources in Queensland, including a single project worth $18 billion. It’s extracting coal seam gas in the Surat Basin west of Toowoomba.
From there the money trail is delineated by a gas pipeline that snakes 540 kilometres across the state to seaside Gladstone, where a massive processing plant is being built on Curtis Island.
The plant needs $70 million worth of pipe projects and has handed the contract to Tyco Water.
Tyco has a factory in Wacol in Brisbane’s south-west and needs to hire another 100 workers and double its shifts to service the BG contract. It will also need 20,000 tonnes of steel to make the products BG needs in Gladstone.
Where will it get the steel? That will come from BlueScope Steel, a company based in Wollongong in New South Wales. That’s particularly good news for the Illawarra because BlueScope has been struggling lately and has cut its workforce.
So the benefits of all this will be felt in markets in the towns of the Surat Basin, Gladstone, Brisbane and Wollongong, all stemming from a decision made in London. And that’s just one relatively small contract from a very large project that will hand out work worth billions of dollars over the life of this venture.
In one sense, investing wisely in property involves following the money trail.
Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/" target="_blank">hotspotting.com.au</a> and can be <a href="https://www.twitter.com/hotspotting" target="_blank">followed on Twitter</a>.
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Investing wisely in property involves following the money trail to benefit best from the mining boom: Terry Ryder

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The Adelaide unit market proved fairly resilient in the second half of 2011 and ended the year down only fractionally.

WBP says median house price data indicates Adelaide unit prices appear to have bottomed out. 

“Having said that demand is still soft in comparison to the first home buyer boom,” the valuer says.

Charles Tarbey and Louis Christopher offer the same comments about the Adelaide unit market as for the housing market: fairly stable, but showing signs of a pick-up in activity should confidence improve.
<img src="/images/stories/clock-adelaide-units.jpg">
In a recent report, CBRE noted that the South Australian government is currently considering changing planning regulations to increase apartments heights (up to 10 storeys in some areas) to encourage apartment living in inner-suburban areas. The plans include new tram lines and cycling and pedestrian pathways, which once implemented will kick off a 30-year plan to fill unoccupied “infill” spaces close the city.

While there are a number of apartment projects under construction (such as the 108 Uno apartments on Waymouth Street), many others are all still being marketed off the plan or yet to receive development application approval. CBRE points out that a problem in Adelaide is that there are often too few pre-sales for projects to proceed to the construction phase.
Population: 1.2 million
Median unit price: $320,000
Unit price growth in February 2012: -3.1%
Annual unit price growth to December 2011: -1.1%
Annual unit price growth to July 2011: -6.8%
Rental yield: 4.8%
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 has also analysed the <a href="https://www.propertyobserver.com.au/south-australia/adelaide-house-market-at-five-o-clock-and-in-a-state-of-limbo-experts/2012041254251" target="_blank">Adelaide house market on the property clock</a>.
 
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Adelaide unit market at six o'clock, with prices bottoming out

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The Adelaide housing market appears to be in a state of limbo, though annualised data from RP Data shows that house price falls accelerated during the final six months of 2011.

Louis Christopher describes the Adelaide market (both houses and units) as “neither falling nor recovering”.

WBP believes the city’s market still has a way to go before bottoming out but says that house prices appear to be stabilising in some areas, while demand is weak in others.

Charles Tarbey places Adelaide close to the bottom of the cycle and says that while there is a higher level of housing stock at the start of 2012 than at the start of 2011, these levels are steadily declining.  

“It may only require a pick-up in global confidence for activity to increase. Signs of increasing activity can be seen, for example, in attendance levels at open for inspections,” he says.
<img src="/images/stories/clock-adelaide-houses.jpg">
Time: Five o'clock
CBRE says affordability will be the key issue for the Adelaide market during the next 12 to 18 months despite the recent house price correction. CBRE says a recovery in the Adelaide housing market is heavily tied to further interest rate cuts and a reduction in global uncertainty over the eurozone, which is encouraging buyer caution.

According to the Real Estate Institute of South Australia, Adelaide vacancies sit around the 3.1% level, just above the equilibrium figure of 3% – indicating a slight oversupply of rental accommodation.
Population: 1.2 million 
Median house price: $390,000 
House price growth in February 2012: 1.4% 
Annual house price growth to December 2011: -5.3% 
Annual house price growth to July 2011: -3.9% 
Rental yield: 4.2% 
To find out where your capital city's house or unit market is on the property clock, <a target="_blank" href="http://propertyobserver.com.au/ebooks/free-ebook-australias-autumn-2012-property-clock">download our free eBook.</a>
Property Observer has also analysed the <a href="https://www.propertyobserver.com.au/south-australia/adelaide-unit-market-at-six-o-clock-with-prices-bottoming-out/2012041254252" target="_blank">Adelaide unit market on the property clock</a>.
 
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Adelaide house market at five o'clock and in a state of limbo: Experts

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South Australia is our most under-rated economy. People still see it as a state that lacks population and economic impetus. Some economists believe it’s a recession state.
Here’s what they’re missing:
South Australia is our third big resources state. Not many realise it, but a quick counts shows $50 billion in mining projects percolating in the background, largely unnoticed – other than BHP Billiton’s expansion of Olympic Dam, which gets most of the media attention.
The $50 billion figure doesn’t include projects that will emerge from the 2011 decision to allow mining in the Woomera Prohibited Area, which contains copper and uranium resources larger than Olympic Dam.
The only reason we’re not agog about the level of mining enterprises in South Australia is that Queensland and Western Australia, which have even larger numbers, are getting all the attention.
Adelaide is the centre of the defence industry in Australia, with the $8 billion Air Warfare Destroyer project well under way. There is also a big expansion of military resources at the Edinburgh facility in Adelaide’s north. And there’s the possibility of the submarine fleet project, likely to cost tens of billions.
Adelaide is a leader in car manufacturing, with an assured future emerging from the announcement that Holden has agreed to inject $1 billion into vehicle manufacturing in Australia and to make two next-generation models at its Adelaide plant, after getting federal government's contribution of $215 million.
Adelaide has more infrastructure development currently happening than Sydney (which is more an indictment of NSW than a tribute to South Australia).
Current major enterprises include the Royal Adelaide Hospital ($1 billion), the Southern Expressway upgrade ($500 million), the South Road upgrade ($800 million), the extension of rail to Seaford ($300 million), the desalination plant ($1.8 billion) and the ongoing electrification of the city’s rail system.
South Australia is the national capital for wind farm developments, which could be a significant industry (from both the economic and environmental viewpoints) if state governments would stop impeding it for dubious political reasons.
So far South Australia has avoided the impulse to inflict the draconian restrictions that have made Victoria and NSW look silly.
As the South Australian resources sector expands with a rapidly growing number of projects, property markets around the state will thrive, including those in the state capital. Often what matters is not where the big projects are located so much as where the key companies are headquartered.
The $30 billion expansion of Olympic Dam is a fine case study. The big holes will be dug at Roxby Downs, but the impacts will spread hundreds of kilometres in various directions.
As we have seen with Perth and Brisbane, we can expect demand for CBD office space to grow, as well as demand for industrial space. The growth in white-collar jobs will fuel demand for dwellings in Adelaide, as will the creation of thousands of fly-in-fly-out positions for people who live in the state capital but work in Roxby Downs.
The state government says the project is worth an average of $8.6 billion a year to the state's economy. Some say they doubt the project will proceed, despite the fact that it has already started.
Adelaide company Ausco is among the first to win work from Olympic Dam. It has been handed a contract to build transportable units which will house some of the first of 10,000 workers for the project. Ausco increased its shopfloor workforce by 50% to 120 during 2011 and is busy recruiting the same number again - a doubling within 18 months.
Adelaide civil engineering firm Exact Mining has recruited 80-90 specifically for this project, in addition to 60 of its existing personnel, because it’s been hired to build haulage roads and level the site alongside the proposed open pit of the copper-gold-uranium mine, so heavy equipment can be brought to Olympic Dam.
Other companies to secure contracts include Roxby Downs-based earthmovers Heading Contractors and Adelaide engineering company Tonkin Consulting.
Our biggest miner will be building new infrastructure at Port Adelaide, which will boost property markets in the area, which already has the AWD project creating jobs.
Regional centres like Port Augusta and Whyalla will also feel the impacts.
Port Augusta will provide the landing stage and assembly point for imported equipment. Its power stations are also likely to be the primary power source for the Olympic Dam expansion.
Whyalla will be the site of the $700 million desalination plant and pipeline that will provide the water BHP Billiton will need. The monster trucks used in the mining operation will be assembled at Whyalla by Cavpower.
The likely impacts of allowing mining in the Woomera Prohibited Area can only be guessed at, given that the announcement was made only last year. But this area, previously off limits to everyone but the military, is the largest untapped minerals resource in Australia and is likely to be worth hundreds of billions of dollars over time.
Coober Pedy, which has some major mining action already happening, is well positioned to grow as a result. So too are Port Augusta and Whyalla, as the WPA minerals will need to be processed and exported – and these are the logical places.
 
Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/" target="_blank">hotspotting.com.au</a> and can be <a href="https://www.twitter.com/hotspotting" target="_blank">followed on Twitter</a>.
Photograph by <a href="https://www.allshotsimaging.com.au/" target="_blank">Allshots Imaging</a> courtesy of <a href="https://www.flickr.com/" target="_blank">Flickr</a>
 
 
 
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Adelaide mistakenly overlooked by investors as projects get under way: Terry Ryder

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Houses in South Australia’s slowest-selling suburb, Tumby Bay, north of Port Lincoln, took 174 days to sell last year, according to RP Data. This was closely followed by Meningie and Milang, south of Adelaide, where houses took 164 days to sell. There were 24 sales in Tumby Bay.
<table width="217" cellpadding="0" cellspacing="0" border="0"><tbody>
<tr>
<td valign="bottom" nowrap width="115">
Localities
</td>
<td valign="bottom" nowrap width="103">
Days on Market
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="115">
Tumby Bay
</td>
<td valign="bottom" nowrap width="103">
174
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="115">
Meningie
</td>
<td valign="bottom" nowrap width="103">
164
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="115">
Milang
</td>
<td valign="bottom" nowrap width="103">
164
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="115">
Maitland
</td>
<td valign="bottom" nowrap width="103">
160
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="115">
Minlaton
</td>
<td valign="bottom" nowrap width="103">
159
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="115">
West Lakes Shore
</td>
<td valign="bottom" nowrap width="103">
159
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="115">
Hindmarsh Island
</td>
<td valign="bottom" nowrap width="103">
157
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="115">
Keith
</td>
<td valign="bottom" nowrap width="103">
156
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="115">
Yorketown
</td>
<td valign="bottom" nowrap width="103">
155
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="115">
Kapunda
</td>
<td valign="bottom" nowrap width="103">
154
</td>
</tr>
</tbody></table>
Source: RP Data
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