Melbourne-based property developer ALTA Property has this week achieved planning approval for the adaptive re-use of a former commercial tower into a $200 million, 169-apartment project at 10 Queens Road, one of the last developable sites along the Albert Park Lake-fronting boulevard.&nbsp;

Set within one of Melbourne’s most sought-after precincts and designed by <a href="https://www.apartments.com.au/architects/fraser-partners-0">Fraser and Partners</a>, the illustrious building will offer unparalleled views across Albert Park Lake, Port Phillip Bay and Melbourne CBD.&nbsp;

The mix of 1, 2 and 3-bedroom residences will be complemented by a ground-floor amenity featuring private dining, a lounge bar, gym and wellness spaces, co-working, outdoor communal gardens, and retail.&nbsp;

The 17-storey building is a masterclass in adaptive re-use, with the existing commercial building’s façade, shell and internal structure to be retained, before high-end residences are built from the ground up in a newly built Albert Park facing addition to the building.&nbsp;

Sitting atop the building will be two 320+sqm penthouses with private rooftop terraces, which are expected to be priced between $9 - $11 million.&nbsp;

<img alt="ALTA Property achieves permit approval for $200 million Queens Road tower" data-entity-type="file" data-entity-uuid="aa11211b-5581-43f9-940c-fc84d30a0e61" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/C_04.png?VersionId=Yhf5p_1EgGDu_zOIMFgvA8Ug8j3sTFQs" />

Architecturally, the building will feature a curved, geometric façade that celebrates and elevates the existing structure, with warm, muted tones which were selected to extend the materiality of the existing building rather than contrast it.&nbsp;

Interiors will bring together three metre high ceilings with waffle concrete in some spaces, natural timber, granite and Australian materials, culminating in crafted, generous and considered spaces that are defined by authenticity.&nbsp;

The adaptive re-use means that the Queens Road project will be a sustainability led, high-quality finished product, with a 62% saving in carbon emissions by re-using the existing structure rather than knocking it down and rebuilding.&nbsp;

ALTA Property was launched by Nigel Givoni in 2023, bringing over 25 years of experience in multi level residential delivery.&nbsp;

Melbourne’s property market growth is currently led by apartments. According to RPM VIC Apartments &amp; Townhomes Market Report (April 2026), units are outpacing houses, especially in the middle ring suburbs where median prices hit $757,500 – a four-year high that represents 2.9 percent growth quarter-on-quarter.&nbsp;

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For ALTA Property Founder Nigel Givoni, this performance speaks to the confidence he has in the Melbourne market.&nbsp;

“Queens Road represents a rare opportunity to continue to shape our presence in the Melbourne market.,"&nbsp;Givoni says.

"With a considered project team and a premier site along one of the city’s most sought-after boulevards, we look forward to contributing to the fabric of this established address.

“Other Australian markets are getting a lot of attention, but I believe the depth of value in Melbourne is being overlooked. The fundamentals are strong, population growth is steady and, based on our preliminary conversations with a leading builder, construction costs are beginning to normalise, creating further opportunity."

Givoni says the project is a&nbsp;highly considered example of adaptive re-use, delivering quality, high-end residences, premium hotel-inspired amenities and an architecturally striking façade, all achieved without the need to remove the existing structure.

"We are really looking forward to the market’s response,” he said.&nbsp;

Joel Robinson

ALTA Property to deliver $200 million Queens Road apartment tower

Construction is set to begin at <a href="https://www.apartments.com.au/new-townhouses/orchard-mews-glen-iris-18-scott-grove-glen-iris-vic-3146">Orchard Mews</a> in Glen Iris, with&nbsp;PC Whitehall &amp; Sons&nbsp;now appointed as the townhome development moves into its next phase.

The development by&nbsp;<a href="https://www.apartments.com.au/developers/montcoeur">MontCoeur</a>,&nbsp;located at 18 Scott Grove, is now around 30 per cent sold, with completion targeted for late-2027.

Orchard Mews comprises a curated collection of three- and four-bedroom customisable townhomes, positioned within one of <a href="https://www.apartments.com.au/developments/glen-iris-vic-3146">Glen Iris</a>’ more tightly held residential streets. The low-density project has been designed by <a href="https://www.apartments.com.au/architects/cera-stribley-architects">Cera Stribley</a>, with landscape architecture by <a href="https://www.apartments.com.au/landscape-architect/jack-merlo">Jack Merlo</a>, bringing together a team known for high-end residential projects across Melbourne.

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The development is defined by its focus on flexible living and long-term usability. Each residence includes multiple living zones and a customisable multipurpose room, allowing buyers to tailor spaces to suit changing needs, whether as a home office, additional bedroom, wellness area or entertainment space.

Architecturally, the townhomes emphasise natural light and spatial volume, with dual-aspect layouts and double-height living areas incorporated into the design. Interiors feature natural stone benchtops, premium appliances, and a neutral material palette intended to support everyday functionality rather than statement-driven finishes.

All residences are all-electric and include private lifts and secure double garages, reflecting a broader shift toward sustainability and future-focused housing in Melbourne’s established suburbs.

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Outdoor connections are also central to the offering, with a mix of private courtyards and terraces extending internal living spaces and integrating with the landscaped surrounds.

The Scott Grove address places Orchard Mews within close proximity to some of Melbourne’s key lifestyle and education amenities, including Scotch College, Sacré Cœur, Cabrini Hospital and the retail hub of Chadstone. Public transport access is also nearby, with trams and Gardiner Station providing connectivity to the CBD and surrounding suburbs.

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Construction to commence at luxury Glen Iris townhome project, Orchard Mews

A rare new apartment development has been proposed on the fringe of St Ives Village.

Developer Newquest Property has lodged plans for a low-rise apartment project designed by well-regarded architecture firm Warren &amp; Mahoney, which is best known for its work in the multi-residential sector in Melbourne.

The building, proposed for a 1,916 sqm site on <a href="https://www.apartments.com.au/new-apartments/st-ives-residences-3-5-memorial-avenue-nsw-2075">Memorial Avenue</a> opposite St Ives Village Green, has been designed to blend into the surrounding natural environment.

<img alt="St Ives" data-entity-type="file" data-entity-uuid="5c1c7437-2fba-4345-a6d7-05321714ad3e" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-04%20at%201.28.46%E2%80%AFPM.png?VersionId=KrYyMaJvNqR7vbx0xbB3Ef8sJ6FuHpmn" />

“Drawing inspiration from the pale trunks and flowering canopies of the scribbly gums and blue gums prevalent in the area, a considered material palette was developed,” the architectural design report states.

“This palette references the established materiality of the suburb while elevating it through refined finishes to achieve a more luxurious architectural expression.”

Of the 33 apartments proposed, 21 will be three-bedroom residences. The remaining mix includes nine two-bedroom apartments, one one-bedroom apartment and two four-bedroom residences. The development will be supported by 62 car parking spaces and 33 secure bicycle spaces.

The proposal would replace two single-storey brick buildings currently on the site.

<img alt="St Ives" data-entity-type="file" data-entity-uuid="21422eaf-09a9-4439-9278-b9bd9daf22a1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-04%20at%201.38.10%E2%80%AFPM.png?VersionId=v.fXSgcUcEscvOZzqcjG5nk3gVqk_Amt" />

St Ives remains a relatively untapped market for new apartment development. North Shore developer WINIM has a number of projects in the area, while INCA is nearing completion of Ellis Residences.

More recently, Traders In Purple has lodged plans for one of the denser projects proposed in the suburb, a 75-apartment development on a 5,900 sqm site on Cowan Road.

NewQuest, a construction, design and development firm, has delivered over 24 projects across commercial, residential, industrial, and lad markets.&nbsp;

&nbsp;

&nbsp;

First look: NewQuest Property proposes new St Ives apartment development

<a href="https://www.apartments.com.au/developers/centa-property-group">Centa Property Group</a> has achieved two major milestones at its <a href="https://www.apartments.com.au/new-apartments/bilinga-house-107-golden-four-drive-bilinga-qld-4225">Bilinga House</a> apartment development in the sought-after southern Gold Coast.

They've almost sold 50 per cent of the Golden Four Drive building, while at the same time announcing the commencement of construction through reputable builder Greyburn Construction.

The boutique 10-storey building, with 47 two- and three-bedroom apartments, now has a mid-to-late 2028 completion date.

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The <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a>-designed project is positioned just 200 metres from Bilinga Beach and brings a relatively rare apartment offering to a market that has seen limited new supply in recent years.

Residences have been designed to maximise natural light and ventilation, with open-plan interiors, generous glazing, and material palettes that reflect the surrounding coastal landscape.

Interiors incorporate engineered timber flooring, stone benchtops, and custom joinery, with layouts designed to adapt to both permanent living and lock-and-leave use.

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Rothelowman Senior Project Leader Matthew Tencate said the design approach centres on liveability and community.

“Providing curated on-site amenities and communal spaces for residents that facilitate a sense of community, liveability, and wellness,” Tencate said.

Residents will have access to a suite of private amenities including a pool, gym, sauna, and communal alfresco areas, alongside practical features such as surfboard storage and bicycle facilities.

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Centa Property Group Director Jason Yuen said the project has been designed to appeal to a range of buyers seeking flexibility in how they use their property.

“Bilinga House is designed for those who want the best of both worlds – a modern beachside escape with the flexibility to generate income when you're not there,” Yuen said.

[smartcode_project:default project_id=150037 project_image_fid=5338]

Bilinga remains one of the quieter pockets of the Gold Coast, sitting between the more established hubs of Coolangatta and Palm Beach. Its appeal has strengthened in recent years, supported by proximity to the Gold Coast Airport and the Oceanway coastal path.

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Bilinga House apartments snapped up as Greyburn commences construction

Breaking into the Sydney property market has long felt out of reach for many first home buyers, particularly as median house prices sit above $1.6 million and unit prices push beyond $900,000.

But entry points still exist in pockets of Greater Western Sydney, where pricing, government incentives, and product mix are aligning to make ownership more attainable.

Understanding where those opportunities sit, and how the numbers actually stack up, is becoming increasingly important for buyers weighing up their next move.

<h2>Work out what you can actually afford</h2>

Sydney is expensive, but it isn’t uniformly expensive. The Greater Parramatta region continues to offer comparatively accessible entry points, particularly for buyers open to alternative configurations like studios.

There's an assumption that a first home needs to be a certain size, that anything smaller than a one-bedder is a concession rather than a choice. That assumption doesn't hold up against what well-designed studios in the right location actually offer: immediate liveability, strong urban amenity, and a price point that makes the deposit target realistic rather than theoretical.

At <a href="https://www.apartments.com.au/buildings/mason-main-merrylands-249-259-merrylands-road-merrylands-nsw-2160">Mason &amp; Main</a>, <a href="https://www.apartments.com.au/developers/coronation-property">Coronation Property</a>'s multi-award winning precinct in Merrylands, studio apartments are unlike the typical studio configuration.

Starting from $498,000, the bedroom is fully enclosed, separated from the living area by a cavity sliding door, creating a genuinely private sleeping space that functions more like a one-bedroom apartment than a traditional open-plan studio.

[smartcode_project:default project_id=31751 project_image_fid=359814]

At 42 sqm internally, with an open-plan kitchen, built-in robes, modern bathroom, and separate laundry, the apartments are designed for everyday liveability rather than short-term use.

With a five per cent deposit under the Federal Government's First Home Guarantee, that equates to a deposit of around $24,200, achievable for many first home buyers without the added cost of Lenders Mortgage Insurance.

<h2>Understand the real cost of renting versus buying</h2>

For buyers weighing up the shift from renting to owning, the numbers are closer than many expect.

Here’s how the numbers stack up for a studio at Mason &amp; Main (based on a $498,000 purchase):

<ul>
	<li>Purchase price: $498,000</li>
	<li>Five per cent deposit (First Home Guarantee): ~$24,900</li>
	<li>Loan amount: ~$473,100</li>
	<li>Estimated mortgage repayment (6.29% variable, 30-year term): ~$675–$695/week*</li>
	<li>Estimated rental return: $590–$620/week*</li>
	<li>Rental yield: 6.16% - 6.47%</li>
</ul>

At this level, the gap between renting and owning is relatively narrow, particularly when factoring in long-term equity, with rental returns also making the apartments a viable option for investors.

The rental range reflects current asking rents for remaining studio stock in the development and, based on prevailing asking prices, equates to an indicative gross rental yield of up to 6.47 per cent.

For buyers seeking more internal space, Mason &amp; Main also offers a range of one-bedroom apartments from $629,000, alongside larger one-bedroom plus multipurpose room configurations priced from $680,000 - all priced under $800,000 and eligible for first home buyer incentives.

<ul>
	<li>Purchase price: $629,000</li>
	<li>20 per cent deposit: ~$125,800 (5% deposit on exchange: $31,450)</li>
	<li>Loan amount 80%: ~$503,200</li>
	<li>Estimated mortgage repayment: ~$720–$740/week*</li>
	<li>Estimated rental return: $650–$680/week*</li>
	<li>Rental yield:&nbsp;5.37% - 5.62%</li>
</ul>

One-bedroom apartments continue to present a balanced option for both owner-occupiers and investors, supported by steady rental demand across Western Sydney.&nbsp;

[smartcode_project:default project_id=31751 project_image_fid=359812]

<h2>Make sure you're across the government incentives</h2>

Government incentives continue to play a key role in reducing the upfront cost barrier.

At Mason &amp; Main, studio, one, and two-bedroom apartments are priced under $800,000, allowing eligible buyers to access a full stamp duty exemption under the NSW First Home Buyers Assistance Scheme.

On a $498,000 purchase, that represents a saving of roughly $17,900 that would otherwise need to be paid at settlement.

Combined with the First Home Guarantee, which enables purchases with as little as a five per cent deposit, the total capital required to secure a home is significantly reduced compared to traditional lending pathways.

<h2>No waiting, no uncertainty</h2>

For first home buyers who want to move sooner rather than later, Mason &amp; Main removes one of the more common pain points from the purchase process entirely. The development is already complete and move-in ready, meaning buyers can walk through the apartments, inspect the finishes, and have full certainty about what they're purchasing before signing anything.

Coronation brought in renowned architecture firm <a href="https://www.apartments.com.au/architects/woods-bagot">Woods Bagot</a> to design the development.&nbsp;

"The project's design drew inspiration from the area's rich heritage, in particular the nearby brickworks and aqueduct, infusing a contemporary perspective to seamlessly integrate historical influences into the design," Woods Bagot Principal Dom Alvaro says.

[smartcode_project:default project_id=31751 project_image_fid=736]

<h2>Factor in location and lifestyle</h2>

Beyond the apartment itself, the surrounding infrastructure matters, particularly for a first purchase. Merrylands Station sits 350 metres from the development, putting the Parramatta CBD a five-minute drive away and the Sydney CBD roughly 25 minutes via the Western Line. Directly across the road is Stockland <a href="https://www.apartments.com.au/developments/merrylands-nsw-2160">Merrylands</a>, one of Greater Western Sydney's major retail centres.

At street level, Mason &amp; Main's own retail and dining precinct has more than 30 tenants trading, including Iftar, Macelleria, Hayat, San Churro, Yuzu, and Fat Jaks. Residents also have access to a resort-style pool, a Technogym-equipped gym, private dining rooms, and a rooftop terrace with panoramic views across Parramatta, the Sydney CBD, and the Blue Mountains, all exclusive to the building.

Due to the mix of configurations, including studios which are rarely offered in today's new apartment market, first home buyers and investors have driven Mason &amp; Main to over 90 per cent sold.

Coronation Property Managing Director Joe Nahas says the development is driving a revitalisation of Merrylands, setting a high standard for future developments in the area.

Mason &amp; Main is move-in ready and is the latest in a series of award-winning mixed-use developments by Coronation Property.

Disclaimer: Mortgage repayment figures are estimates only, based on a 6.29 per cent variable rate over a 30-year term (Canstar, April 2026). Pricing and rental estimates are indicative and based on current listings and project information. Gross yield figures are indicative and derived from asking prices and estimated rental ranges. Stamp duty savings are indicative only. Buyers should seek independent financial and legal advice before proceeding.

[smartcode_project_cta:default project_id=31751]

How first home buyers can enter the Sydney property market for under $500k

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

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

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

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

Every First Home Owner Grant for new property by state

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

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

Staff Writer

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

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

alisonwarters@gmail.com

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

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

Ellen Walker

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

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GUEST OBSERVATION 
The government intends to destroy Djab Wurrung sacred trees and sites to upgrade the Western Highway at the same time as it seeks heritage status for the Eastern Freeway.
The Victorian government has announced it is <a href="https://www.theage.com.au/national/victoria/government-seeks-heritage-protection-for-notoriously-jammed-freeway-20190820-p52j43" target="_blank">seeking heritage listing for parts of the Eastern Freeway</a> in Melbourne. We heard this news on Wednesday as we sat under a <a href="https://www.greenleft.org.au/content/struggle-save-birthing-trees" target="_blank">grandfather tree</a> in solidarity with Djab Wurrung people whose cultural heritage is being threatened by the same government.
A Major Road Projects Victoria proposal to extend the Western Highway will destroy sacred Djab Wurrung trees and places. They <a href="https://www.sbs.com.au/news/the-feed/how-a-community-created-an-embassy-to-save-sacred-land-from-bulldozing" target="_blank">have been protecting these trees</a> for more than a year, but <a href="https://www.theage.com.au/national/victoria/protester-numbers-surge-at-sacred-tree-site-as-eviction-clash-looms-20190821-p52jh7" target="_blank">faced eviction</a> – from their own Country – by today’s deadline. All this is happening as the government is conducting <a href="https://www.sbs.com.au/nitv/nitv-news/article/2018/06/21/victorian-treaty-bill-passes-through-upper-house" target="_blank">treaty negotiations across the state</a>.
What kind of world do we live in when freeways are valued as of greater cultural significance than the practice of the oldest living culture in the world? Threatening to evict Djab Wurrung while proposing heritage status for the Eastern Freeway is a surreal perversion of law, heritage and community value.
These matters raise important questions about how cultural heritage value is determined and by whom. They also attest to the continued power of roads and transport infrastructure in a climate-changing world.
<img src="https://images.theconversation.com/files/288982/original/file-20190821-170935-1kpt61x.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt="">
Protest ‘road signs’ at the camp. artwork by Mick Douglas, Author provided
Scorning an ancient cultural heritage
The proposal to expand the Western Highway has been around for decades. The on-Country presence of Djab Wurrung people was sparked when it became clear the new duplicated section between Buangor and Ararat would destroy their sacred trees, which include an important <a href="https://www.sbs.com.au/nitv/nitv-news/article/2019/04/17/demolition-800-year-old-sacred-trees-compared-notre-dame-fire" target="_blank">directions tree and birthing site</a>.
This is not merely about protecting individual trees – some of which are up to 800 years old. It’s about the way those trees relate to each other, the landscape, Djab Wurrung people and their law, which have been here for thousands of generations.
Victoria supposedly has a legislative system for protecting this Aboriginal heritage. The government asserts that it has followed the “due process” of this system in relation to the Djab Wurrung trees. The fact that Djab Wurrung Elders and leaders have been protesting on site for the past 15 months raises serious questions about what constitutes “due process”.
Many concerns <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2019-08-21/western-highway-tree-protesters-may-be-arrested-this-week/11420640?sf217857042=1&amp;fbclid=IwAR2E-MbmLkZhQ5u_ljoK4n13tRR58B5MZyrlPiHgmfVHyAJXVrB3o7-i00Y" target="_blank">have been raised</a> about a flawed system. At the very least, it has been exposed as a blunt instrument clearly not sensitive enough to cope with these complexities.
Not only is the government unwilling to negotiate on Country in good faith, Djab Wurrung people are being actively silenced and criminalised. One of the leaders, Zellanach Djab Mara, was recently held on remand for 26 days on a charge of driving without a licence, which his supporters saw as <a href="https://www.sbs.com.au/nitv/article/2019/05/27/system-oppression-djab-wurrung-protector-released" target="_blank">a move to “get him off Country”</a>. A magistrate later <a href="https://www.sbs.com.au/nitv/article/2019/05/27/system-oppression-djab-wurrung-protector-released" target="_blank">said</a> Zellanach’s time in custody was too long for a minor offence.
But Djab Wurrung people will not be silenced. <a href="https://www.sbs.com.au/news/standoff-over-800-year-old-sacred-indigenous-trees-heats-up-as-work-crews-move-in" target="_blank">More than 500 people</a> arrived at <a href="https://dwembassy.com/" target="_blank">the camp</a> on Wednesday in solidarity. The campaign has gained <a href="https://www.nytimes.com/2019/08/14/world/australia/djab-wurrung-trees" target="_blank">international media attention</a> and more than 130,000 people have <a href="https://www.change.org/p/daniel-andrews-protect-sacred-djapwurrung-birthing-trees-from-expansion-of-the-western-hwy-by-vicroads" target="_blank">signed a petition</a>.
<img src="https://images.theconversation.com/files/288980/original/file-20190821-170910-1daw8xz.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt="">
Hundreds of supporters gather at Djab Wurrung embassy camp on Wednesday, August 21. Photo by Megan Williams, used with permission, Author provided
Celebrating 50 years of freeway culture
Melbourne’s Eastern Freeway certainly has history, a notorious one. Traversing Wurundjeri Country, its construction caused massive destruction of Wurundjeri places and heritage. It also displaced working-class communities in inner Melbourne, triggering one of Australia’s <a href="http://www.ycat.org.au/1977-the-battle-of-alexandra-parade/3/" target="_blank">most significant anti-freeway campaigns</a>.
<a href="https://theconversation.com/profiles/tony-birch-105618">Tony Birch</a> has <a href="https://griffithreview.com/articles/recovering-narrative-place-stories-climate-change-tony-birch/" target="_blank">written eloquently</a> about the scar the Eastern Freeway created psychologically and geographically. The damage included: "[…] obliteration of a vital section of the river at its confluence with the Merri Creek, a once majestic waterway winding its way into the north across Wurundjeri land."
But these are not the histories the government seeks to honour by heritage-listing the Eastern Freeway. These histories are silenced <a href="/news">in favour of bridge design</a>. Just like the concurrent attempt at erasing Djab Wurrung heritage. Listing the Eastern Freeway would assert that the destruction such roads create is something we collectively value as heritage.
Heritage in an upside-down world
Both these decisions expose just how upside-down and perverse our way of collectively cherishing place and heritage has become. And both advance a transport system that continues to encourage high-carbon mobility, despite Victoria’s <a href="https://www.climatechange.vic.gov.au/legislation/climate-change-act-2017" target="_blank">legislated commitment</a> to achieving net zero emissions by 2050.
A viable and <a href="https://www.theage.com.au/national/victoria/cheaper-western-highway-route-overlooked-former-vicroads-advisor-says-20190820-p52j0n" target="_blank">cheaper route for the Western Highway duplication</a> is available, just as a viable alternative to the Eastern Freeway once existed.
Road safety is vital, certainly. But surely it would be better achieved by reducing freight traffic on roads, rather than enabling everyone to drive faster. Freight rail offers an alternative solution to some of the key issues that advocates of the Western Highway project use to justify it.
It is possible to have highway safety and efficient mobility at the same time as protecting sacred places and actual cultural heritage through genuine processes.
Proposing a freeway for heritage listing is a clear statement of a government willing to cherry-pick what counts as heritage. As Djab Wurrung Traditional Owner and former state MP for Northcote <a href="https://www.propertyobserver.com.au/https://www.thesaturdaypaper.com.au/opinion/topic/2019/08/17/protecting-the-djab-wurrung-trees/15659640008626" target="_blank">Lidia Thorpe asserts</a>: "The protection of high cultural and natural values must be part of any treaty process, rather than brazenly destroying those values while the treaty process is under way."
A way forward
We call on the Victorian government to immediately establish a respectful dialogue with Djab Wurrung people by accepting their invitation to come to Country and talk with Elders and leaders in good faith. To do so the threat of eviction must be immediately withdrawn. As Zellenach said to us while we were at camp, “no one can effectively negotiate while under duress”.
If the Victorian government is serious about Treaty, this is the opportunity to demonstrate understanding of what respectful recognition of Indigenous sovereignty looks like.
The world is watching.
<img src="https://images.theconversation.com/files/288914/original/file-20190821-170927-14nhvr7.JPG?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt="">
Sign at the Djab Wurrung embassy. Photo by Blanche Verlie, Author provided
Marianne (Ria) Jago at the Victorian Women’s Legal Service is a collaborator on this article.
We wrote this article on Djab Wurrung Country at the invitation of Djab Wurrung people to help protect their Country. We pay respects to Djab Wurrung Elders past, present and emerging and the sovereign Aboriginal peoples on whose lands we each live and work.<img src="https://counter.theconversation.com/content/122195/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1">
Libby Porter, Professor of Urban Planning, Centre for Urban Research, RMIT University; 
Amaara Raheem, PhD Candidate, School of Architecture and Urban Design, RMIT University; 
Blanche Verlie, Associate Lecturer, School of Global, Urban and Social Studies, RMIT University; 
Bronwyn Lay, Coordinator, Climate Change Research and Practice Hub, RMIT University 
Mick Douglas, Associate Professor, School of Design, RMIT University<a href="http://theconversation.com/institutions/rmit-university-1063"> </a>
This article is republished from <a href="http://theconversation.com" target="_blank">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/what-kind-of-state-values-a-freeways-heritage-above-the-heritage-of-our-oldest-living-culture-122195" target="_blank">original article</a>.
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j.ballantyne1990-6AQqhLzZaK

What kind of state values a freeway’s heritage above the heritage of our oldest living culture?

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A three bedroom, one bathroom Melton South, Victoria mortgagee home has sold after 30 days on the market.
The property transacted for $340,000, despite being listed for $335,000.
Russell Parker and Sean Tan of Melton marketed the property.
Situated at <a href="https://www.realestate.com.au/sold/property-house-vic-melton+south-131494946" target="_blank">18 Bridgeford Crescent</a>, the property was previously marketed in 2010 but was unable to sell after 71 days on the market.
Ser on 580 sqm the listing said, "this great home has everything to offer any first home owners or investors alike."
It features a double garage for cars, boats or a workshop outside.
Last sold in 2007, the property transacted for $168,000.
It was last listed as a rental in 2014 seeking $280/pw.
<a href="https://www.propertyobserver.com.au/subscribe" target="_blank"><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/1/Subscriber%20strip%20ad.jpg" alt=""></a>
The median sale price for a unit in <a href="/developments/melton-south-vic-3338">Melton South</a> is $410,000, according to CoreLogic data.
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Three bedroom Melton South, Victoria mortgagee home sold

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Melbourne house prices are expected to significantly outperform units in the medium to long term, according to Moody's Analytics.
They forecast the Greater Melbourne area's house values to increase by a 1.3% in 2020 and make a large recovery of 6% in 2021, after a -10.8% decline in 2019. 
Moody's said the fall in values has been most pronounced in Melbourne’s inner suburbs, where house values have fallen as much as 21% from their peak
The decline of unit values across Greater Melbourne has been less pronounced than for detached houses.
Similar to the detached house market, however, unit values have also displayed tentative signs of improvement.
<img src="https://www.urban.com.au/images/2019/6/27/Melbourne%20Moodys%201.JPG" alt="">
House values in Melbourne-Inner East have edged up since April, while the pace of declines has slowed noticeably in Melbourne-Inner South and Melbourne-South East.
"Notably, dwelling fixed investment declined for the second straight quarter, with the fall in residential building approvals suggesting further weakness ahead," the report said.
"Indeed, housing finance commitments in Victoria, including those for construction of new dwellings continue to fall from year-ago levels.
"In 2019 Melbourne Inner East, Inner South and Outer East are expected to experience the largest declines, with home values forecast to fall by 13.9%, 14.9% and 12.7%, respectively."
By early 2020, house values across most of Greater Melbourne are forecast to experience a return to month-on-month growth.
Overall, Greater Melbourne house values are expected to tick up 1.3% in 2020, with Melbourne-Inner East and Melbourne-North East leading the recovery.
<img src="https://www.urban.com.au/images/2019/6/27/Melbourne%20Moodys%202.JPG" alt="">
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Melbourne house values to recover 7.3% in two years: Moody's Analytics

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Over the past six months, there has been a continuing slow decline in the south-eastern Melbourne property market, according to the latest Herron Todd White (HTW) residential report. 
The report suggests that values have continued to drop and it is likely the market is yet to bottom.
For the inner suburbs such as Bentleigh East and Hampton, there are still a vast amount of townhouse developments popping up despite the large fall in prices over the past year.
"These higher value suburbs are often hardest hit in declining markets," the valuation firm stated. 
On the peninsula, estate agents are getting creative with their sales tactics.
The report notes that this was evident in a sale via auction on 4 May 2019 at <a href="https://www.realestate.com.au/sold/property-house-vic-dromana-130838386" target="_blank">16 Jetty Road, Dromana</a> (pictured below). 
The real estate agent employed an unusual tactic to ensure the best result.
He announced the owner’s reserve price prior to the auction, which resulted in the auction lasting only 60 seconds, with the winning bid being the $1.25 million reserve, according to source: realestate.com.au.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/6/27/dromana%20.jpg" alt="">
The purchaser was from the eastern suburbs, suggesting a sea-change or perhaps an intention to use the property as a holiday home.
Vacant land has not fared well over the past 12 months as there is an oversupply and purchasers are struggling to obtain finance.
Many developers are offering incentives such as offering to pay building deposits.
"In contrast, the unit market has remained resilient in the outer south-east and the peninsula," the valuation firm said. 
"This is largely due to units being at the lower end of the market and appealing to investors and first home buyers."
On the peninsula, there are a few properties which are managing to buck the trend.
<a href="https://www.realestate.com.au/sold/property-house-vic-mornington-130630550" target="_blank">8 Mills Beach Close, Mornington</a> sold for $200,000 more than its 2017 purchase price and sold within two weeks of being placed on the market for $1,575,000.
The purchaser resided in Shepparton and purchased the property for a sea-change.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/6/27/mornington%20.jpg" alt="">
A recent report named the suburbs that banks consider to be the riskiest in terms of lending (based on unsuccessful loan applications).
"The majority of high risk suburbs were located in the outer south-east being: Clyde North, Clyde, Cranbourne, Botanic Ridge, Tooradin, Blind Bight and Warneet.
"This can potentially lead to the banks selling up the properties or vendors being forced to accept a lower offer to avoid becoming bankrupt," the valuation firm said. 
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Oversupply of vacant land on Mornington Peninsula: HTW residential 

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Buyers in Mildura are still active, with recent sales showing some value growth continuing throughout the first half of 2019, according to the latest Herron Todd White (HTW) report. 
A search of RPData records indicates the number of sales of houses in the Mildura postcode is running at around 50 to 55 per month, a slight reduction on the average 65 per month during the first part of 2018.
"Values still appear to be increasing slightly - we think at somewhere around 3% to 4% per annum - and selling periods are generally less than 45 days," the valuation firm said. 
Demand remains strongest for modern homes, with buyers showing a preference for homes that are less than 20 years old, although there are still a good number of sales of older homes occurring.
The report notes that finding evidence of recent re-sales is always a challenge, however one example is <a href="https://www.realestate.com.au/sold/property-house-vic-mildura-131000274" target="_blank">6 Felix Court</a> (pictured above), which has just sold for $351,500, after previously selling in late 2017 for $305,500.
It comes with three bedrooms, separate lounge, central family home and meals area, and kitchen overlooking the yard. 
Presentation was slightly better this time around, however the improvements were largely unchanged.
There is also some evidence suggesting re-sales of houses in the $450,000 to $550,000 bracket have recorded lower growth rates over the past six months, suggesting that while buyers are still active, the market is evenly balanced at this level.
The HTW report suggests there have been noticeably fewer sales of prestige homes during 2019.
"It is not yet clear whether this is due to fewer properties in the $800,000 to $1.5 million bracket being put to the market, or whether buyers are being more cautious at this upper end of the market. Probably both factors are at work," the valuation firm said. 
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/6/27/the%20henry.jpg" alt="">
The Henry, a craftman designed and built home at Mildura was sold for $820,000 in February.
Set on a 2000 square metre block, The Henry at<a href="https://www.realestate.com.au/sold/property-house-vic-mildura-129948306" target="_blank"> 513 Riverside Avenue </a>(pictured above) comprises four bedrooms plus study, three living areas, large entertaining area, chef's kitchen, and double lock up garage.
Other features include 9ft ceiling height, solar hot water and large trademan's shed. 
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Mildura market sees continuing value growth: HTW residential 

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A new two storey European inspired home, located in the sought-after Balwyn High zone of Melbourne, has hit the market with a price guide of $3 million to $3.3 million. 
It has been offered for sale via expressions of interest campaign by Scarlett Hang and Michael Wood from Marshall White Boroondara. 
Situated in a corner position, the family home at <a href="https://www.realestate.com.au/property-house-vic-balwyn-131554530" target="_blank">64 Belmore Road, Balwyn</a> comprises formal dining room and sitting with bar, stone kitchen overlooking the terrace, four bedrooms upstairs and guest bedroom downstairs. 
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/7/15/balwyn%202.jpg" alt="">
Other features of the home include oak parquetry floors, video intercom and alarm, landscaped gardens, double glazing, remote double garage with electric car charging station and secure internal access.
Located moments from Macleay &amp; Myrtle parks, the home is within close proximity to shops, cafes, restaurants, the Balwyn Cinema, and Boroondara Sporting Complex.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/7/15/balwyn%203.jpg" alt="">
The expressions of interest campaign for the home ends August 13. 
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Balwyn High zone trophy home listed at over $3 million

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Geelong has seen some significant growth over recent years, according to the latest Herron Todd White (HTW) residential report. 
"Looking back over our future predictions for 2019, it’s fair to say that Geelong’s property market has followed our initial thoughts in comparison to 2017 and 2018," the valuation firm said. 
"Although the growth cycle in most parts has come to an end, we are still not anticipating a significant decline in property prices compared to that seen in Melbourne and Sydney."
The report notes that properties it initially thought would be snapped up by investors are taking longer to sell, often with vendors having to meet market expectations.
The resulting effect is that days on market are now increasing with greater stock available.
"It is not all doom and gloom, however, with a good number of sales occurring throughout the region," the report noted.
Latest CoreLogic data reveals that Geelong had recorded the highest regional clearance rates with 45.5% of properties sold at auction, despite declining auction volumes.
Properties that represented good value for money either through affordability, location or recent renovation works and presented in prime condition appear to be selling above vendor expectations with multiple bidders.
According to the HTW report, one of the key surprises so far for 2019 has been at the top end of the market.
A number of high-end properties have been transacting throughout the Geelong region, both on and off the market.
"Initially, we predicted that this price point would stabilise and become stagnant due to tightening lending conditions as well as the cooler months slowing buyer enquiry, especially along the Surf Coast," HTW said. 
"However it appears that the top end is resilient and buyers are purchasing with confidence.
"Selling agents are reporting strong interest in properties north of one million dollars."
Examples of these include <a href="https://www.realestate.com.au/sold/property-house-vic-ocean+grove-129591562" target="_blank">91 Orton Street, Ocean Grove</a> (pictured below) –which sold in March 2019 for $6,3 million, according to RPData.
Positioned on a elevated double block, the four level house comes with six bedrooms,  open plan living, gourmet kitchen, rumpus rooms, cinema room, gym, and 20 metre pool plus waterslide. 
Other highlights include double glazing throughout, views to Cape Schanck and Geelong and solar panels.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/6/27/ocean%20grove%201.jpg" alt="">
<a href="https://www.realestate.com.au/sold/property-house-vic-newtown-130008218" target="_blank">188 Noble Street, Newtown</a> (pictured below) sold in February 2019 for $3.8 million, according to RPData. 
It comprises main bedroom with with ensuite, four further bedrooms, sixth bedroom or third living space, open plan rear living area and family room.
Additional features include hydronic heating, ducted cooling, architect designed gardens, open fire places and original timber ceilings.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/6/27/newtown.jpg" alt="">
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Geelong recorded the highest regional clearance rates: HTW residential 

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Management consultant Chris Livitsanis has sold his Portsea home, without water views, for almost $6 million.

<a href="https://www.realestate.com.au/property/28-wildcoast-rd-portsea-vic-3944" target="_blank">The architect-designed home</a> was built after he bought the vacant building block in 2015 for $900,000.

It is understood to have sold to pharmaceutical and medical cannabis consultant Con Tangalakis.

<img alt="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/6/28/portsea%202.jpg">

The home was designed by architect Dominic Piccolo as a five-bedroom, six-bathroom house.

It came with an initial $6.2 million to $6.4 million price guide through Liz Jensen at Kay &amp; Burton.

The Australian Financial Review dubbed Livitsanis a "house flipper".

[smartcode_project:default project_id=89720]

Livitsanis's prior's weekender Dreamweaver, the Portsea back beach offering that fetched $3.5 million having been passed in at 2014 auction on a $3.5 million vendor bid.

It had been on and off the market over the past two years with an asking price of $3.5 million.

The two-storey Cheviot Road home with gas and solar-heated lap pool and spa plus championship Modgrass tennis court was sold to Arthur and Effie Charlaftis.

He is the former REA Group chief operating officer.
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Medical cannabis consultant Con Tangalakis buys at Portsea

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A former Collingwood pub sold after weekend post-auction negotiations.
The Carters Arms pub, at 31 Gold Street, fetched $2.12 million.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/6/28/collingwood%202.jpg" alt="">
It was offered as a three-bedroom home with an off-street car park.
It had been recently renovated by Workshop Architecture.
It sold through Nelson Alexander agent Alexander Hill to a local family.
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Former Collingwood pub The Carters Arms sold after residential conversion 

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EXPERT OBSERVER
As Melbourne’s record population growth continues unabated, so too does a property revolution in the urban-regional perimeter surrounding the city.
Recent years has seen Victoria’s regional and peri-urban markets evolve to be increasingly similar to the rest of metropolitan Melbourne, with trends observed in the city becoming more pronounced on its perimeter as a range of factors reshape market relationships.
These include population growth, declines in affordability, changing patterns of employment, new infrastructure and the level of maturity (or how established a market is).
By comparing price and land size trends in metropolitan Melbourne and several key regional and peri-urban markets (including those in the Greater Geelong, Surf Coast, Moorabool and Baw Baw municipalities), we can identify current and emerging trends that can provide developers and property buyers with superior insights.
Recent data suggests that over the past few years there has been a significant change in the relativities between prices and sizes across different land markets with prices generally rising faster in metropolitan and large regional cities, while reductions in land sizes generally were greater in peri-urban markets.
To enlarge, <a href="https://www.propertyobserver.com.au/images/2019/6/20/HUME1.jpg" target="_blank">click here</a>.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/6/20/HUME1.jpg" alt="">
For example, median prices rose strongly in metropolitan Melbourne (57 per cent) and Greater Geelong (51 per cent) over the period 2014 to 2019.
In Geelong’s case (and the Surf Coast to an extent), strong price growth has been driven by increased integration with Melbourne’s western region (especially the Wyndham and Melton municipalities) and significant improvements in transport connectivity between Melbourne and Geelong.
Peri-urban and regional locations such as the Moorabool (mostly Bacchus Marsh) and Baw Baw (mostly Warragul) municipalities experienced lower, but still significant, price growth of 38 per cent and 34 per cent respectively relative to metropolitan. 
To enlarge, <a href="https://www.propertyobserver.com.au/images/2019/6/20/HUME2.jpg" target="_blank">click here</a>.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/6/20/HUME2.jpg" alt="">
Price growth for peri-urban areas was also higher than traditionally has been the case due primarily to these locations’ increased integration with metropolitan Melbourne and higher population growth.
Although forecasting prices is difficult, we could expect price growth of at least this magnitude, if not higher, in the future as these locations becoming increasingly integrated with Melbourne.
In markets with generally larger lots (especially peri-urban areas which are also less mature and established), the adjustment process has been via a relatively sharper reduction in land sizes (compared to prices).
To enlarge, <a href="https://www.propertyobserver.com.au/images/2019/6/20/HUME3.jpg" target="_blank">click here</a>.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/6/20/HUME3.jpg" alt="">
For example, the median lot size declined by 18 per cent in Moorabool and 19 per cent in Baw Baw from 2014 to 2019.  This was greater than the decline observed in metropolitan Melbourne, Greater Geelong and the Surf Coast.
Looking ahead, we expect to see further reductions in lot sizes across all markets, with peri-urban markets potentially seeing the greatest decrease as markets converge.
However, while the fundamentals are in place for continued land price increases in key metropolitan and regional city markets over the medium to long-term, peri-urban markets might also exhibit greater price growth than they have in past as they converge with other markets.
George Bougias is the national head of research at Oliver Hume.
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