Queensland builder-developer MAYD has revealed the first look at its major North Kirra beachfront development, lodging amended plans that reduce the number of apartments and increase the proportion of larger residences.

The project is planned across a substantial 4,742 sqm amalgamated site spanning seven lots at <a href="https://www.apartments.com.au/new-apartments/2-6-pacific-parade-bilinga-qld-4225">2-6 Pacific Parade</a> and 27-33 Golden Four Drive in Bilin​ga, directly opposite Nor​th Kirra Beach.

<a href="https://www.apartments.com.au/developers/mayd-group">MAYD</a> secured the site for $32.5 million in 2025, in what was one of the Gold Coast's largest property transactions of the year.

The development will be delivered across two stages, with the first stage carrying an estimated gross realisation value of around $360 million.

The latest amendments seek to reduce the overall apartment count and shift the project further toward the owner-occupier market, with larger residences designed for buyers wanting considerably more space than traditionally offered in a beachfront apartment.

The residential mix will include townhomes, oversized two-bedroom apartments, substantial three-bedroom residences and four-bedroom homes.

MAYD has appointed Cera Stribley to lead the architecture and interiors, with the Melbourne-based design practice drawing on the beachfront setting through a series of ocean-facing terraces and heavily landscaped balconies.

Strong horizontal forms and curved balconies will define the exterior, with subtropical landscaping integrated throughout the building to soften the built form and increase the connection between the residences and the beachfront.

The project will also include an extensive collection of resident wellness and lifestyle facilities, continuing the broader shift across the Gold Coast's luxury apartment market toward larger homes supported by resort-style amenity.

<img alt="MAYD" data-entity-type="file" data-entity-uuid="d1bcbb05-e659-4b47-8bd4-1e595315e2ad" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%202.05.03%E2%80%AFPM.png?VersionId=jj0XEud1X1DuLt7_KyElhjMdZGOXmLHP" />

MAYD Founder Todd Mould said North Kirra was increasingly appealing to buyers attracted to the more established, lower-density character of the southern Gold Coast.

"North Kirra presents one of the most compelling luxury residential opportunities currently emerging in Australia, combining absolute beachfront with the character and authenticity that buyers are increasingly seeking, and the same sense of tight-knit community that defined Burleigh and Currumbin perhaps 10 or 15 years ago," Mould said.

"With Gold Coast Airport on its doorstep, it also offers a level of accessibility that broadens its appeal across almost every market demographic."

The project comes as the southern Gold Coast continues to attract an increasing share of high-end apartment development and buyer activity.

Kirra in particular has emerged as one of the region's more tightly held beachfront markets, with its relatively low-density character, established surf and hospitality scene and proximity to Gold Coast Airport differentiating it from the higher-density markets further north.

Mould said those characteristics had informed the approach MAYD and Cera Stribley had taken to the project.

"We've worked closely with Cera Stribley to create a vision that is deeply connected to its surroundings," he said.

"Inspired by the coastline itself, the architecture has been shaped around space, privacy and resort-style living, creating a collection of homes that reflects the next generation of luxury on the southern Gold Coast."

MOTIV Managing Director Carly Cottam, who has been appointed to market the project, said buyer attention had continued to move south along the Gold Coast.

"Purchasers who may once have defaulted to Broadbeach, Main Beach or Surfers Paradise are increasingly recognising the value of a genuine beachfront location that offers lower density, strong amenity and a more established sense of community," Cottam said.

"Kirra has a powerful combination of growing demand and genuine scarcity. Beachfront supply is inherently constrained, the area remains relatively low density, and buyers are increasingly placing a premium on locations that feel established, uncrowded and authentic rather than heavily developed."

Cottam said the proximity to Gold Coast Airport was also proving increasingly important for interstate and second-home buyers.

"Being minutes from Gold Coast Airport makes it particularly compelling for interstate buyers, frequent travellers and second-home purchasers who can access an authentic coastal lifestyle almost immediately after stepping off a flight."

The acquisition takes MAYD's active development portfolio to more than $500 million, with the North Kirra project representing one of its largest undertakings to date.

MAYD is targeting an early 2027 launch.

Joel Robinson

First look at MAYD's North Kirra mixed-use precinct

<main data-perf-region="main">
Castle Hill, the longtime hub of the Hills District, has been one of the major beneficiaries of Sydney's Metro expansion, with improved connectivity helping drive continued population growth, development and buyer demand across the Hills District.

But despite that growth, the suburb has seen relatively few major new apartment projects brought to market over the past 18 months.

Hills District developer Reve Group is looking to fill that gap with <a href="https://www.apartments.com.au/new-apartments/nova-r-ve-castle-hill-2-garthowen-crescent-castle-hill-nsw-2154">Nova Rêve</a>, a major new mixed-use precinct on the corner of Garthowen Crescent and Old Castle Hill Road, a short walk from Castle Hill Metro Station and Castle Towers.

[smartcode_project:default project_id=152737 project_image_fid=377679]

The project will comprise three residential towers alongside a hotel, restaurants, cafes and a skybar, more than 1,600 sqm of ground-floor retail and almost an acre of landscaped gardens.

It represents the largest project undertaken by Reve Group, the development arm of the Kassis family, which has been building across the Hills District for more than 30 years through Kassis Homes.

[smartcode_project:default project_id=152737 project_image_fid=377675]

Nova Rêve also represents a significant step up from the family's first apartment development, Grand Rêve, which was delivered nearby on Garthowen Crescent.

Grand Rêve introduced larger, house-like apartment layouts and premium inclusions including Wolf and Sub-Zero appliances to the Castle Hill market.

Nova Rêve takes that approach to a precinct scale, combining the residential component with hospitality, retail and substantial public and resident landscaping.

[smartcode_project:default project_id=152737 project_image_fid=377685]

Reve Group Managing Director Sam Kassis said the project reflected the family's three decades of building in the Hills, which has evolved from trophy homes on quarter-acre blocks to larger-scale apartment development.

"Grand Rêve was our first apartment project here and it showed us what this pocket of Castle Hill could be. Nova Rêve is the refinement of that idea: not just apartments, but a place the whole suburb can use," Kassis said.

A key part of that approach is the hotel, which has been designed to operate as an amenity for the wider Castle Hill community rather than solely hotel guests.

It will include restaurants, cafes, skybars and all-day dining, alongside conference and event facilities catering to business functions, community groups and private events.

At ground level, more than 1,600 sqm of shops and cafes will open onto the surrounding streets and landscaped areas.

Almost an acre of gardens designed by Land and Form Studios will run through the precinct, incorporating pathways, seating, barbecue areas and children's play spaces.

[smartcode_project:default project_id=152737 project_image_fid=377680]

Reve Group's Romio Georges said creating an active ground plane had been central to the planning of Nova Rêve.

"There are gardens with pathways, barbecues, seating and play areas, shops and cafes opening onto the street, and a hotel with restaurants and a skybar that anyone in Castle Hill can walk into," Georges said.

The project's elevated position on one of Sydney's highest ridgelines will also provide apartments with outlooks toward the Sydney skyline, surrounding parkland and the Blue Mountains.

More than 80 per cent of the apartments will occupy corner positions, with Turner responsible for both the architecture and interiors.

&nbsp;

[smartcode_project_cta:default project_id=152737]

<h3 data-end="3697" data-section-id="q3n5ak" data-start="3672">&nbsp;</h3>
</main>

Nova Rêve arrives as Reve Group bets on Castle Hill's next growth phase

A collection of just 25 large-format apartments and penthouses overlooking Goodwin Park is entering the Coolangatta market, with <a href="https://www.apartments.com.au/new-apartments/marea-residences-coolangatta-27-27a-dixon-street-coolangatta-qld-4225">Maréa Residences</a> combining a low-density, residential-only approach with uninterrupted park and Pacific Ocean outlooks.

Located at 27 Dixon Street, Maréa comprises three and four-bedroom residences alongside a limited number of dual-level penthouses, with the project positioned between Goodwin Park and <a href="https://www.apartments.com.au/developments/coolangatta-qld-4225">Coolangatta</a>’s coastal precinct.

Construction has commenced, with completion currently estimated for late 2027. Three-bedroom residences are priced from $1.8 million.

[smartcode_project:default project_id=150999 project_image_fid=374005]

The project has been designed around its northern outlook across the park, with the building’s architecture, landscaping and material palette intended to establish a connection with the neighbouring green space. The residences have been configured to maximise natural light and views across Goodwin Park towards the ocean.

Inside, the material palette incorporates timber, stone and brushed brass, complemented by curved detailing and ambient lighting. Kitchens and bathrooms carry the same natural material approach, while residences also include basement parking, storage and lift access.

Maréa’s penthouses are arranged over two levels and include private pools, adding another layer to the project’s focus on larger-format apartment living. Across the development, residences are configured with three or four bedrooms rather than the broader mix of smaller apartment types commonly found in larger projects.

[smartcode_project:default project_id=150999 project_image_fid=374010]

Resident amenity is concentrated at rooftop level, where landscaped entertaining terraces and pools take advantage of elevated views across Coolangatta and the Pacific Ocean.

The project has so far been particularly well received by local owner-occupiers and downsizers, according to Urban Activation Property Sales and Marketing Director Matt George, with the residential-only format, construction quality and northern park outlook among the features resonating with purchasers.

“The uninterrupted northern aspect overlooking Goodwin Park has been a key point of difference, with buyers attracted to the sense of serenity and open space the park provides, while still enjoying easy access to the ocean and being within walking distance of the lifestyle and amenities Coolangatta has to offer,” George said.

[smartcode_project:default project_id=150999 project_image_fid=374002]

“The combination of high-quality construction, a residential-only building, park outlook and proximity to the beach has resonated strongly with the local downsizer market.”

The Dixon Street address is within walking distance of Coolangatta Beach and the broader southern Gold Coast coastline, including the surf breaks at Snapper Rocks and Kirra. Coolangatta’s cafés, restaurants and retail are nearby, while Gold Coast Airport is also within close proximity.

[smartcode_project_cta:default project_id=150999]

Maréa Residences brings parkside apartments to Coolangatta

Melbourne developer PDG has secured Victorian Government approval for its $1.5 billion Southbank development <a href="https://www.apartments.com.au/new-apartments/the-one-1-queens-bridge-street-southbank-vic-3006">The One</a>, clearing the way for the long-dormant riverfront site opposite Crown to finally be developed.

The Minister for Planning has approved the project at 1-29 Queens Bridge Street, with the Department of Transport and Planning issuing the planning permit following its assessment.

The approval will allow PDG to develop the prominent 5,059 sqm site with a major mixed-use tower comprising premium apartments, including branded residences, a luxury hotel and boutique office space.

PDG acquired the site in late 2024, with its position directly opposite Crown's main entrance and near Melbourne's Arts Precinct making it one of Southbank's most significant remaining development opportunities.

<img alt="PDG" data-entity-type="file" data-entity-uuid="3933013e-6332-4386-b9be-089df05caf17" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%209.29.22%E2%80%AFAM.png?VersionId=sITIgBqDL0N3VNSMwWEmF5UA.uvcsRyu" />

Designed by COX in collaboration with ODO and PDG, the tower's architecture draws on the movement of the Yarra River, with six vertical pleats running the height of the sculpted facade.

The project will also see the heritage-listed Queens Bridge Hotel restored and incorporated into the development&nbsp;with new hospitality and public uses, including a rooftop venue.

A significant component of The One will be its residential amenity.

More than 5,000 sqm of resident facilities will be delivered across a single level, making it one of the largest consolidated residential amenity offerings proposed in an Australian apartment development.

The planning approval also incorporates a major upgrade of Queensbridge Square, which PDG will deliver in partnership with the City of Melbourne.

<img alt="PDG" data-entity-type="file" data-entity-uuid="73167fcd-1031-4b6f-a408-a064cfe45ed1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%209.29.17%E2%80%AFAM.png?VersionId=Pf1AEWxw6SNmBqR0zQW5lyEze.MtxgFp" />

The existing square will be revitalised as a new civic and pedestrian space along the Yarra River, strengthening the connection between the project, Southbank and the riverfront.

PDG Founder and Managing Director Vince Giuliano said the approval represented a major milestone for a site which has remained largely underutilised for more than 15 years.

“This is the most significant Planning Permit approval Melbourne has seen in recent years,” Giuliano said.

“For more than 15 years, this site has remained underutilised. This approval enables us to deliver a project that will contribute meaningfully to the revitalisation of Southbank, restore and reactivate an important heritage building, and create a new civic and hospitality destination for Melbourne.”

The latest approval follows an earlier planning permit issued by the City of Melbourne covering demolition works across part of the site at 9-29 Queens Bridge Street. Those demolition and early works are already underway.

PDG has also started generating early interest in the residential component from owner-occupiers ahead of a planned public launch in early 2027.

PDG secures approval for $1.5bn Southbank apartment development, The One

Local developer Harridan is seeking to turn its Woolloongabba apartment project into the first stage of a broader transformation of Burke Street, using a new 16-storey mixed-use building to establish a greener pedestrian connection toward the rapidly evolving Boggo Road transport and knowledge precinct.

The South East Queensland developer has filed plans for 154 apartments on the <a href="https://www.apartments.com.au/new-apartments/4-burke-street-woolloongabba-qld-4102">southern side of Burke Street</a>, where its proposal has been designed alongside a wider vision by LatStudios for the street.

That vision positions the southern side of Burke Street for buildings of 15 storeys and above, while envisaging lower-rise development of up to five storeys on the northern side to transition into Woolloongabba's existing character housing. It also proposes wider pedestrian verges, deep planting, new street trees and upgrades to the pedestrian approach to Boggo Road Station.

The Harridan development itself has been designed by Brisbane-based Arqus Design and will comprise 154 apartments across 16 storeys. The mix is weighted heavily toward two-bedroom apartments, with 121 proposed alongside 10 one-bedroom and 23 three-bedroom residences. There will typically be around 14 units per floor.

A lower-ground car park and three podium levels will accommodate 156 resident parking spaces, along with visitor and commercial parking. There will also be 154 resident bicycle spaces and 40 visitor bicycle parks.

&nbsp;

Harridan is a family-owned developer and part of the Holmwood Highgate Group, with more than three decades of development activity across South East Queensland. Its portfolio spans residential, commercial and industrial property, with current residential projects including Riverbank on Byron in Bulimba, Esperance Residences in Carina and The Precinct at Kinross Road in Thornlands.

Wooloongabba has been popular for apartment developers, particularly since the announcement of the 2032 Summer Olympics games in Brisbane.

While there have been a lot of development applications, it has failed to materialize into real supply.&nbsp;

Sarazin has been the major player in the area. They are under construction at Murcia Residences, on the fringe of East Brisbane and Woolloongabba. They have just launched <a href="https://www.apartments.com.au/new-apartments/the-stanley-residences-woolloongabba-8-trafalgar-street-woolloongabba-qld-4102">The Stanley Residences</a>, in Woolloongabba on Trafalagar Street. They also have Nuage coming soon on the nearby <a href="https://www.apartments.com.au/new-apartments/nuage-woolloongabba-14-wellington-road-woolloongabba-qld-4102">Wellington Road</a>.

First look: Harridan plans Burke Street transformation beside Boggo Road transport hub

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?

<a href="https://www.apartments.com.au/developers/far-east-consortium">Far East Consortium</a> is preparing to commence construction on <a href="https://www.apartments.com.au/new-apartments/640-bourke-street-melbourne-640-bourke-street-melbourne-vic-3000">640 Bourke Street</a> this October, marking the next milestone for the Melbourne CBD development and its higher-end Eliza Collection.

Spanning levels 44 to 68 of the 68-storey <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a>-designed tower, the Eliza Collection has been conceived as a lower-density offering within the broader development, with only five apartments on each floor, dedicated lift access and a collection of resident spaces reserved exclusively for Eliza Collection residents.

The Eliza Collection forms part of Far East Consortium's broader move toward larger-format residences at 640 Bourke Street, where the number of apartments was reduced from earlier plans as apartment sizes increased.

[smartcode_project:default project_id=509 project_image_fid=365685]

"What it's meant for 640 Bourke is we've actually reduced the number of apartments. We've increased the overall size of the apartments. We don't have any studios in here, and what that does for a project is it elevates it," Far East Consortium Director of Sales and Marketing Lauren Sheldon said.

Rothelowman Associate Jun Chang said the design process provided an opportunity to create more generous floorplans.

"We were given the opportunity to be more generous. The apartments became bigger and squarer than any other apartments which had been designed in the CBD before that."

[smartcode_project:default project_id=509 project_image_fid=368869]

That thinking carries through to the Eliza Collection, where the residences have been designed around the space and functionality associated with a larger home, but positioned high above the centre of Melbourne.

Kitchens are equipped with Gaggenau appliances, a butler's pantry, temperature-controlled wine cabinet and sculptural pendant lighting, while engineered timber flooring, stone and porcelain finishes and custom cabinetry feature throughout the broader interiors.

Privacy and security are another point of distinction. Eliza Collection residents have dedicated lift access, while 640 Bourke Street will provide concierge services and secure resident parking. Short-stay accommodation, including Airbnb, will not be permitted within the development.

[smartcode_project:default project_id=509 project_image_fid=365689]

Eliza Collection residents will also have exclusive access to selected amenity spaces across levels one and three of the restored Eliza Tinsley building. These include the Salon with grand piano, an art therapy room, private dining rooms and treatment rooms.

They sit within more than 3,000 sqm of amenity planned across 640 Bourke Street, alongside facilities including a pool, gym, whisky lounge and further social and wellness spaces.

The Eliza Tinsley building itself is central to the wider project's identity. Rather than treating the existing Eliza Tinsley façade as a separate element, Rothelowman used it as a starting point for the architecture of the new tower, with the historic building to accommodate the project's gallery and lobby.

"It's a significant asset and wants to be celebrated and experienced by all residents every single time they go in and out of the building," Rothelowman Principal Stuart Marsland said.

[smartcode_project:default project_id=509 project_image_fid=368872]

The tower will rise behind the retained heritage building at 640 Bourke Street, placing residents within walking distance of Southern Cross Station, Flagstaff Gardens, Queen Victoria Market and the Docklands waterfront.

With construction scheduled to begin in October, Far East Consortium has established an onsite display gallery at 640 Bourke Street, including fully built apartments that allow the project's layouts, materials and finishes to be inspected at full scale.

A fully built Eliza Collection apartment is also available to view at the display suite by appointment ahead of the planned October construction commencement.

Eligible purchasers who buy before construction commences can secure the full available off-the-plan stamp duty savings, subject to eligibility and applicable conditions.

[smartcode_project_cta:default project_id=509]

Far East Consortium brings Eliza Collection to 640 Bourke Street ahead of October construction start

<html><body>
RealAs advised 80% of home auctions in metropolitan Melbourne suburbs were "underquoted" in February 2015 with buyer price guidance.
Box Hill South had the biggest gap between estate agent price guidance and the final auction selling price.
The realAs website alleges Victoria holds the title as the worst underquoting state in Australia.
<table style="width: 460px;">
<colgroup>
<col width="22">
<col width="150">
<col width="90">
</colgroup>
<tbody>
<tr>
<td>
 
</td>
<td>
Top 10 VIC gaps
</td>
<td>
Sold Price vsAgent Quote
</td>
</tr>
<tr>
<td>
1
</td>
<td>
Box Hill South
</td>
<td>
32%
</td>
</tr>
<tr>
<td>
2
</td>
<td>
Bulleen
</td>
<td>
31%
</td>
</tr>
<tr>
<td>
3
</td>
<td>
Templestowe Lower
</td>
<td>
30%
</td>
</tr>
<tr>
<td>
4
</td>
<td>
Burwood
</td>
<td>
29%
</td>
</tr>
<tr>
<td>
5
</td>
<td>
Armadale
</td>
<td>
29%
</td>
</tr>
<tr>
<td>
6
</td>
<td>
Carlton North
</td>
<td>
29%
</td>
</tr>
<tr>
<td>
7
</td>
<td>
Doncaster
</td>
<td>
28%
</td>
</tr>
<tr>
<td>
8
</td>
<td>
Burwood East
</td>
<td>
28%
</td>
</tr>
<tr>
<td>
9
</td>
<td>
Caulfield South
</td>
<td>
27%
</td>
</tr>
<tr>
<td>
10
</td>
<td>
Carnegie
</td>
<td>
27%
</td>
</tr>
<tr>
<td>
 
</td>
<td>
Source: realAs.com
</td>
<td>
  
</td>
</tr>
</tbody>
</table>
The realAs.com price predictions website was co-founded by Australia’s first buyers’ advocate, David Morrell.
</body></html>

jchancellor-FAypfDUnLy

Box Hill South agents can't get their price estimates close to auction results: realAs

<html><body>
Two homes, just a kilometre apart, in Aireys Inlet are among this year's Easter auction offerings.
The double storey home with ocean views in Fairhaven will be auctioned on Sunday 5 April.
Set on a 920 square metre parcel, the home perched atop a cliff has views of a 6 kilometre stretch of Fairhaven beach. The three bedroom house, renovated in 2010, has direct beach access. Natural materials feature prominently, with timber cladding, columns and ceilings.
Agents Marty Maher and Mim Atkinson of Great Ocean Properties Aireys Inlet are expecting $2.75 million to $3 million for <a href="https://www.realestateview.com.au/Real-Estate/26-lialeeta-road-fairhaven/Property-Details-buy-residential-8401114" target="_blank">26 Lialeeta Road</a> (pictured above).
Nearby <a href="https://www.realestateview.com.au/Real-Estate/8-river-reserve-road-aireys-inlet/Property-Details-buy-residential-8145724" target="_blank">8 River Reserve Road in Aireys Inlet</a> (pictured below) will be auctioned the day before by the same agents, on 4 Saturday April.
<img src="/images/2015/03/16/aireys%20inlety%20march%2016%20one.jpg" alt="">
The distinctive house is marked by a glass atrium at the entrance, which holds a spiral staircase leading up to the upper level and the rooftop terrace. The four bedroom, four bathroom house includes a gas open fire and views over the river valley.
It comes with $950,000 to $1 million price expectations.
Victoria's coastal Easter long weekend auctions aren't restricted to Aireys Inlet. <a href="https://www.realestateview.com.au/Real-Estate/148-150-back-beach-road-portsea/Property-Details-buy-residential-8445140" target="_blank">148-150 Back Beach Road in Portsea</a> (pictured below), a five bedroom home, will be auctioned on Sunday 5 March.
<img src="/images/2015/03/16/portsea%20%20march%2016%20one.jpg" alt="">
Known as Lido, the two storey house and its gardens span two titles at 1,500 square metres, with views over Port Philip Bay. The house with a pool is mareted by Kay and Burton agents Liz Jensen and Linda Boulter.
Jensen is also marketing <a href="https://www.realestateview.com.au/Real-Estate/4-benjamin-parade-blairgowrie/Property-Details-buy-residential-8444826" target="_blank">4 Benjamin Parade in Blaigowrie</a>, which is to be auctioned an hour later, with David Heathcote.
While some vendors have chosen to take their homes to auction on the traditionally quiet Easter weekend, it seems the bulk of Victoria's coastal auctions will occur the weekend after. The second weekend of April will see Sorrento's <a href="https://www.realestateview.com.au/Real-Estate/3492-point-nepean-road-sorrento/Property-Details-buy-residential-8481806" target="_blank">3492 Point Nepean Road</a> (pictured below) go under the hammer through Max Prentice of Prentice Real Estate in conjunction with Hodges' Andrew Boyce.
<img src="/images/2015/03/16/sorrento%20mar%2016%20two.jpg" alt="">
The two cliffside allotments will be offered through executor's auction. Lot 2, which is accessed through Netley Avenue, is 1,592 square metres. Lot 3 is 2,789 square metres, and accessible from Point Nepean Road.
</body></html>

jrichardson-uRX5hFdKfN

Two Aireys Inlet homes among coastal Victorian Easter auctions

<html><body>
The Melbourne housing market weakened over 2014, down by an underperforming local economy, according to the Domain Group senior economist, Andrew Wilson.
It was reflected in Melbourne recording price growth of 4.1% over the year, well down on the 10% recorded over 2013.
<img src="/images/2015/03/12/melbourne-mar-12-one.jpg" alt="">
Source: Domain Group
But Melbourne has commenced 2015 in "solid to strong fashion" with activity in the local auction market clearly tracking ahead of the weaker results recorded over late spring and early summer in 2014. 
"Interest rate cuts are fuelling increased confidence with inner suburban regions particularly active," Wilson said.
Melbourne’s mid and upper price ranges, and eastern suburban regions in particular, were the best performers in 2014 with these sectors expected to continue to prove resilient through 2015 as aspirational buyers remain active. 
"Lower interest rates through 2015 will offset weakening economic activity although budget priced outer suburban markets are likely to remain subdued," Wilson said.
"The prospect of a stronger stock market through 2015 will continue to activate prestige buyers. 
"This market sector reported a solid 2014."
<img src="/images/2015/03/12/melbourne-mar-12-two.jpg" alt="">
Source: Domain Group
Wilson said overall Melbourne house prices were set to record similar growth in 2015 compared to 2014. 
"The prospects for a solid autumn season and a moderate spring season continue to be dependent on a stable and improving economic environment," he forecast.
"The Melbourne median house price will increase by between 3 and 5 percent over 2015 with the autumn season likely to produce the best results."
<img src="/images/2015/03/12/melbourne-mar-12-three.jpg" alt="">
Source: Domain Group
Sales this week in Melbourne's eastern suburbs highlight the emerging depth of prestige buyers.
Jock Langley at Abercromby's has sold <a href="https://www.realestateview.com.au/Real-Estate/12-washington-street-toorak/Property-Details-buy-residential-8294460" target="_blank">12 Washington Street, Toorak</a> on the back of a major pre-auction offer. The 2001 house in Paul Bangay gardens had been quoted at $6 million plus for its March 17 private auction.
Late yesterday several parties gathered inside <a href="https://www.realestateview.com.au/Real-Estate/106-stanhope-street-malvern/Property-Details-buy-residential-8312666" target="_blank">106 Stanhope Street, Malvern</a> (pictured above) for a private auction, with it selling under the hammer at around $1 million above the $4 million plus lower guidance expectations. 
Midlothian, the 1891 Malvern property had been renovated by the current vendors by Rosenthal, Munckton and Shields in 1997 and then further enhanced by the addition of a superb pool-side studio, with sub-floor heating, from the same architects in 2006.
Langley says just about every premium offering now has multiple buyers running on it, which is a sign of the depth and heat in the market.
</body></html>

Melbourne's autumn to produce 2015's best price growth: Andrew Wilson

<html><body>
There are many different ways of looking at the market and making judgements about its performance.
You can look at sale prices, days on market or even turn up at auctions and count the number of active bidders.
These metrics will invariably tell you how the market is performing, whether is trending up, down, flat and by how much. They don’t and can’t tell you about the future performance. They also don’t tell you about the ease of buying.
The fact is that some suburbs are easier to buy into than others because owners are less inclined to sell. That can be for many reasons, sometimes it is cyclical, for instance in the first few years after property is purchased the owners are less likely to sell.
We measure the ease of purchasing by comparing the number of homes advertised for sale in a given period with the number of properties in the suburbs.
These suburbs are often described as ‘tightly held’.
In the year ending 30 November across Melbourne 5.3% of all houses had been advertised for sale. Those houses sold over the same time had been owned for an average of 11.8 years.
Drilling down to a suburb level the hardest place to buy a house was in Brunswick East.
In Brunswick East a mere 2.1% of houses had been advertised for sale in the past year. Those houses that did sell had been owned for well over the metropolitan average at 14.2 years and in a sign of the lengths buyers were willing to go, the median sale price rose 26.6% in a year.
With some exceptions there is a correlation between the period of ownership, the recent capital growth and likelihood to list for sale.
At a simple level that is demand and supply in action and it won’t surprise anyone active in the market. It also helps explain why real estate agents often letterbox suburbs or streets looking for an owner to sell!
An analysis of the top 10 most difficult places to buy a house shows a high representation of suburbs in the inner north.
Carlton is second on the list and it is followed by Fairfield, Carlton North and Fitzroy North. In each case the proportion of houses on the market is below 3%. With the exception of Carlton the increase in median sale price is above the metropolitan wide number for the same time.
The inner north of Melbourne has been in strong demand from buyers, but the owners have not been as willing to sell.
The inner northern suburbs are not the only place this occurs in Melbourne. The top 10 is rounded out by Clayton South, Mulgrave, Watsonia, Hughesdale and Carnegie. With the exception of Watsonia these are also all in a similar part of Melbourne.
But what happens if you want to buy into a suburb where the owners don’t want to sell?
These are called ‘off market’ transactions and they won’t be covered in this data because the homes are not listed for sale. A small number of those will be the homes sold direct by the owners but the majority are those transacted with the assistance of a buyers agent.
Astute buyers agents are able to build their own networks of sellers. This happens because sometimes an owner wants to sell without advertising or they find that because the buyers agent has a good network of buyers there is simply no need to buy the advertising to support the sale.
So if you want to buy into a tightly held suburb it pays to approach local real estate agents and let them know you are interested and consider hiring a buyers agent.
AUCTION PREVIEW
There are 1,149 auctions scheduled this week in Melbourne compared to 1,085 for the same time last year. Last week’s lower volume produced an outcome in line with trend with the overall auction market continuing to be better than last year.
The timing of Easter this year will ensure a very busy three weeks for sellers, buyers and real estate agents. The gap between Labour Day and Easter last year was five weeks and there were an average of 1280 auctions a week. This is a similar level of activity to Spring.
In respect of the private sale market in the past week, on a citywide basis, the time on market results for houses sold at private sale fell to 33 days, down from 43 days in the previous week. Overall vendor discounting was up stable at -5.4%.
Key data
<ul>
<li>Preliminary clearance rate week ending 8 March: 73.7%</li>
<li>Melbourne auctions expected week ending 15 March: 1149</li>
<li>Melbourne private sales time on market week ending 8 March: 33 days (houses)</li>
<li>Melbourne vendor discounting market week ending 8 March: -5.4% (houses)</li>
<li>Listings being prepared for market are 3.3% higher in the month ending 8 March (seasonally adjusted)</li>
</ul>
</body></html>

rlarocca-zWhvjay44N

Buying into Melbourne's most tightly held suburbs: Robert Larocca's weekend auction preview

<html><body>
Middle Melbourne is leading the way as the Victorian capital continues to produce growth property markets right across the metropolitan area.
Melbourne isn’t getting the same headlines as Sydney, nor has not produced the same level of price growth, but it continues to present as a solid property market, with few signs of decline.
Our research for the latest edition of The Price Predictor Index shows there is momentum rippling through markets in all sectors.
There are strong precincts north, south, east and west of the CBD. Indeed, under the Index ranking system Melbourne has more notable markets than Sydney, with 12 Rising Fast, 118 Rising Steadily and 88 Consistency markets.
The market segment that stands out the most is “middle Melbourne”. There are several middle-ring precincts with mid-range prices (a tier below the million dollar median suburbs of the inner south-east) that are clear market leaders.
Melbourne’s up-cycle began in 2013 with the inner-city and the prestige suburbs of the inner south-east. But in 2014 the momentum spread increasingly to the middle-ring and outer-ring suburbs.
The middle market that deserves the title as leading growth area in Melbourne is the Whitehorse LGA, east of the Melbourne CBD. It has three Rising Fast suburbs and 10 rated as Rising Steadily. They include Nunawading (median price $690,000), Burwood East ($780,000) and Blackburn South ($780,000).
The Darebin municipality in the mid north is another rising middle-market precinct, with two Rising Fast suburbs – Preston ($660,000) and Reservoir ($520,000) – and two Rising Steadily suburbs.
Also prominent is Monash City with one Rising Fast suburb and seven Rising Steadily ones. Mount Waverley ($930,000) in the Monash LGA is one of the most upwardly-mobile suburbs in the nation, with sales per quarter rising from 134 to 177 to 191 to 246 throughout 2014.
The Kingston LGA, which includes middle market suburbs such as Cheltenham ($690,000) and Parkdale ($760,000), continues to emerge. It has one Rising Fast suburb, five Rising Steadily markets and four Consistency markets.
Cheaper areas further from the CBD are also thriving in the current cycle. The Casey LGA in the south-east has eight growth markets, including Endeavour Hills ($430,000) and Hampton Park ($350,000). Nearby, the Greater Dandenong and Frankston LGAs also have growth markets.
Whittlesea in the north is a strongly emerging precinct: it has one Rising Fast suburb and five Rising Steadily markets. Sales in Mill Park have been 70, 98, 90 and 140 in the past four quarters. The key feature in this precinct is affordability, good transport links and major jobs nodes.
The Brimbank LGA in the western suburbs continues to stand out. It has six Rising Steadily suburbs and eight Consistency markets. Again, it’s the power combination of affordability, infrastructure and jobs nodes that is driving this precinct.
Momentum in the Melbourne area spreads down to the Mornington Peninsula in the far south, where there is one Rising Fast market, three Rising Steadily suburbs and nine Consistency markets.
Upmarket areas such as the Boroondara LGA and the Glen Eira LGA feature, but most of the standout precincts are middle-market and bottom-end suburbs. This is where we expect to see the most price growth in 2015.
TERRY RYDER is the founder of <a href="https://hotspotting.com.au/" target="_blank">hotspotting.com.au</a>. You can <a href="https://mailto:ryder@hotspotting.com.au" target="_blank">email him</a> or follow him on <a href="https://www.twitter.com/hotspotting" target="_blank">Twitter</a>. 
 
</body></html>

terryryder-YECXbqmri2

Melbourne's middle ring leading the way: Terry Ryder

<html><body>
A South Melbourne religious landmark since 1874 has been listed for sale. The former congregational church has more recently been used as a photography studio and a private home.
 Architect Simon Swaney renovated the property in 2001.
Expressions of interest close 23 March with $8 million plus hopes through Greg Hocking and Warwick Gardiner at Greg Hocking Holdsworth.
The former 34 Howe Crescent congregational church comes with a mix of residential and working spaces set against a landscaped garden backdrop.
There are also dual garages accessed from second frontage to Martin Street. 
There are living, dining and entertaining areas, accompanied by a contemporary kitchen with a butler's pantry and cellar.
Currently featuring four bedrooms, three bathrooms there is also a range of study, office domains. 
It sists on a 901 square metre block.
</body></html>

South Melbourne former church trophy home offering 

<html><body>
GUEST OBSERVATION
{qtube vid:=wIDKAhrqVUo}
Video transcript:
We’re now in the third year of the residential property market recovery in Melbourne. It’s one that began in 2013 after the market started a decline in mid-2010 and remained in the doldrums through to the end of 2012.
Not unreasonably, many are asking whether this recovery will run out of steam. Are we due a period of plateauing and then falling prices?
Naturally there will come a time when the market will turn south. Up and down periods are the nature of markets and property is no exception.
Let’s take a look at previous property cycles in Melbourne.
The current upswing started in the September 2012 quarter so has been underway for nine quarters or two and a quarter years. In that time we’ve seen around 16% capital growth in Melbourne. 
In the last 20 years there has been three other periods of upswings: December '08 to June '10; September '05 to March '08; and September '96 to December '03.
The length of upswing has varied from six quarters to 29 quarters.
And the total capital growth ranged from 29% to 142%.
So our 16% growth and nine quarters of growth to date is by no means destined to end any time soon.
<table style="width: 460px;" border="0" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td valign="bottom" nowrap width="119">
Upswing period
</td>
<td valign="bottom" nowrap width="89">
Number of quarters
</td>
<td valign="bottom" nowrap width="95">
Total capital growth
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="119">
Sep 96 - Dec 03
</td>
<td valign="bottom" nowrap width="89">
29
</td>
<td valign="bottom" nowrap width="95">
142%
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="119">
Sep 05 - Mar 08
</td>
<td valign="bottom" nowrap width="89">
10
</td>
<td valign="bottom" nowrap width="95">
36%
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="119">
Dec 08 - Jun 10
</td>
<td valign="bottom" nowrap width="89">
6
</td>
<td valign="bottom" nowrap width="95">
29%
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="119">
Sep 12 - ?
</td>
<td valign="bottom" nowrap width="89">
9 and counting
</td>
<td valign="bottom" nowrap width="95">
16%
</td>
</tr>
</tbody></table>
So will the current cycle be more like the '08-'10 cycle or the '96 to '03 cycle?
I doubt that this market will run for 29 quarters of growth, but I wouldn’t be surprised if we saw another four quarters or more.
Underpinning that view is the level and direction of interest rates.  Following the February 2015 cut of the cash rate by the Reserve Bank to 2.25%, the typical new mortgage rate stands at around 4.75%, a generational low.
Of course, with houses prices growing over time, the average mortgage is much larger today than it was 10 or even five years ago. So although interest rates are lower, interest payments are greater than in yesteryear.
But on the flip side, rents have also increased, which is clearly an important factor for investors and the market more generally.
They have not risen as quickly as property prices which is leading to what’s known as falling rental yields.
But interest rates have fallen even more than rental yields, such that the funding gap – the cash flow cost of holding a property – is actually falling as a proportion of values.
It is these fundamentals that will support and drive the property market forward in 2015.
Moreover, it is clear from the Reserve Bank’s rhetoric that these very low levels are likely to continue for the foreseeable future, which will give comfort to many prospective investors to enter the market.
But what about the inevitable downturn? OK, Let’s take a look at previous property cycles in Melbourne again, and this time focus on the downswing part of the cycle.
Melbourne has experienced three downswing periods in the last 20 years. The most recent episode was between June 2010 and September 2012.  The other times ran between March '08 to December '09 and from December '03 to September '05.
<table style="width: 460px;" border="0" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td valign="bottom" nowrap width="119">
Downswing period
</td>
<td valign="bottom" nowrap width="89">
Number of quarters
</td>
<td valign="bottom" nowrap width="95">
Total capital loss
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="119">
Dec 03-Sep05
</td>
<td valign="bottom" nowrap width="89">
7
</td>
<td valign="bottom" nowrap width="95">
10%
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="119">
Mar 08 – Dec09
</td>
<td valign="bottom" nowrap width="89">
3
</td>
<td valign="bottom" nowrap width="95">
4%
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="119">
Jun 10 – Sep 12
</td>
<td valign="bottom" nowrap width="89">
9
</td>
<td valign="bottom" nowrap width="95">
7%
</td>
</tr>
</tbody></table>
As we can see, down turns in the Melbourne property cycle tend to be relatively short – between 3 and 9 quarters - and deliver comparatively modest price falls.
The result is that over the long-term, property prices in Melbourne trend up – notwithstanding the occasional retreat.
And that’s because Melbourne is a city with strong population where demand for property outstrips supply over the long term.
Richard Wakelin is the director and founder of <a href="https://wakelin.com.au/" target="_blank">Wakelin Property Advisory</a>.
</body></html>

RichardWakelin-5qKEwDuXVG

Will the Melbourne property market run out of steam? Richard Wakelin

<html><body>
Five years ago there were 3,335 homes sold for in excess of $1 million in Melbourne – not so surprising is that the top 10 sales were in the city’s most expensive addresses.
The top three, Brighton, Camberwell and Kew, saw 266, 162 and 157 houses sold for over a million dollars in 12 months. Remarkably, in the bayside suburb of Brighton, 109 of those were in excess of $2 million. Bay views command incredible sale prices due to their scarcity.
The remaining seven in the list are Toorak, Brighton East, Hawthorn, Malvern,Malvern East, Canterbury and Surry Hills.
Over the past year, the million-dollar list has changed and shows some interesting shifts in the market. Firstly, there are many more with 9,684 sales over a million. Secondly five of the top 10 are new.
Balwyn North, Glen Waverley, Glen Iris, Balwyn and Mount Waverley are newly into the list.
Balwyn and Balwyn North are not a surprise, along with neighbouring Mont Albert and Mont Albert North, they have seen the highest capital gains on an annualised basis over the past five years in Melbourne.
The most significant shift is found in Mount Waverley and Glen Waverley.  Between these, 442 houses sold for over a million dollars, 41 of those for over two million.
Both have seen increases in demand well in excess of the comparable suburbs to the north and south with buyers attracted by a range of factors from transport choices to schools.
<a href="https://blog.corelogic.com.au/wp-content/uploads/2015/02/melbourne-sales-million-dollar-table.jpg" rel="wp-prettyPhoto[g4285]"><img class="aligncenter size-full wp-image-4287" src="https://blog.corelogic.com.au/wp-content/uploads/2015/02/melbourne-sales-million-dollar-table.jpg" alt="Melbourne sales million dollar table" width="459" height="330"></a>
Key points
<ul>
<li>Over the past five years the number of million dollar homes sold has almost tripled;</li>
<li>Glen Waverley and Mount Waverley are in the top 10 and were not five years ago;</li>
<li>Nearly 10,000 homes have sold in the last year for more than $1 million.</li>
</ul>
There are 1,401 auctions scheduled this week in Melbourne compared to 1,334 for the same time last year.
This is the second week with over 1,000 auctions for the year and volumes at auctions have risen to a level that is similar to last year now. Once listings for private sale are taken into consideration there are fewer new homes on the market than a year ago. There were 1.8% fewer homes listed for sale in the past month than last year which suggests consumers are still approaching the market is caution.
In respect of the private sale market in the past week, on a citywide basis, the time on market results for houses sold at private sale fell to 60 days, down from 66 days in the previous week. Overall vendor discounting was up slightly to -5.4% from -5.1%.
Key data
<ul>
<li>Preliminary clearance rate week ending 22 February: 75.8%</li>
<li>Melbourne auctions expected week ending 1 March: 1,401</li>
<li>Melbourne private sales time on market week ending 22 February: 60 days (houses)</li>
<li>Melbourne vendor discounting market week ending 22 February: -5.4% (houses)</li>
<li>Listings being prepared for market are 0.7% higher in the month ending 22 February (seasonally adjusted)</li>
</ul>
</body></html>

Where are most of Melbourne’s million dollar homes sold? Weekend auction preview

<html><body>
A former two-storey Middle Park scout hall that had residential zoning sold at weekend auction for $2.43 million. It was Melbourne's fifth highest sale.
The starting bid was $1.5 million, with 165 Ashworth Street confirmed on the market at $1.95 million.
There was a bidding war between five buyers for the two-storey shell on a 140 square metre block.
Scouts Australia had owned the property since the 1950s.
Cayzer Albert Park sold it to a local resident.
There was a weekend clearance rate of 76%, according to the REIV.
It compared to 72% last weekend and 73% the same weekend last year.
There were 852 auctions reported to the REIV, the first major auction weekend of the year.
There are 1,470 auctions scheduled for next week.
After a slow start the REIV chief Enzo Raimondo said by the end of February, more than 3,000 homes are expected to have been auctioned, which is about 500 more than February last year.
The clearance rate for the year to date is 71%, compared to 70% in 2014.
TOP 5 HOUSES
1. 31 Cosham Street, Brighton $6,050,000
2. 20 Madden Street, Balwyn North $2,708,000
3. 73A and 75 Tower Road, Mount Eliza $2,600,000
4. 36 Bourne Road, Glen Iris $2,540,000
5. 165 Ashworth Street, Middle Park $2,430,000
TOP 5 BARGAIN HOUSES
1. 28 Hurlingham Way, Craigieburn $316,000
2. 45 Ross Street, Dandenong $317,000
3. 22 Seacrest Avenue, Seaford $328,000
4. 7 Bembridge Mews, Craigieburn $330,000
5. 5 Jesson Crescent, Dandenong $337,000
TOP 5 APARTMENTS
1. 4/12 St James Park Drive, Brighton $1,945,000
2. 1/6 Stanley Street, Brighton $1,506,000
3. 28B Well Street, Brighton $1,420,000
4. 38B Langdon Road, Caulfield North $1,360,000
5. 5/94 Charles Street, Ascot Vale $1,340,000
TOP 5 BARGAIN APARTMENTS
1. 5/90 Roberts Street, West Footscray $181,000
2. 6/7 Jepson Street, Yarraville $225,000
3. 11/7 Hatfield Court, West Footscray $255,000
4. 6/41 Cumming Street, Brunswick West $264,500
5. 3/30 Eldridge Street, Footscray $270,000
Source: REIV
</body></html>

Middle Park scout hall sold at $2.43 million

<html><body>
There were some 105,000 property transactions across Victoria in 2014, with around 87,000 sales in Melbourne, according to the Real Estate Institute of Victoria (REIV).
Some 43% of sales in 2014 in Melbourne were by auction, compared to 37% in 2013.
During the December quarter 2014, three suburbs - Richmond, Northcote and Strathmore - joined the million dollar median list for the first time.
In 2014, auctions accounted for 60% of all sales within these suburbs.
"As a result of the increased volume of auction sales last year, the median price for houses sold by auction in the 12 months ending December 2014 increased by 7%," REIV chief Enzo Raimondo said.
</body></html>

Latest Victoria Property News

Far East Consortium brings Eliza Collection to 640 Bourke Street ahead of October construction start

Editor's Picks

Developments

New apartments

New townhouses

News

Latest Victoria Property News

Far East Consortium brings Eliza Collection to 640 Bourke Street ahead of October construction start

Editor's Picks

Receive the latest news stories to your inbox

Developments

New apartments

New townhouses

News