A luxury beachfront apartment at Rainbow Bay has more than doubled in value since it sold off the plan six years ago, setting a new local apartment record in the process.

The three-bedroom apartment in the Flow development on Petrie Street, the first of four new projects locally by Paul Gedoun's S&amp;S Projects, has sold for $7.4 million, after originally selling for $3.27 million when the project launched in 2020.

The seventh-floor apartment, comprising 187 sqm of internal living space and a 54 sqm balcony overlooking Froggies Beach and Snapper Rocks, was purchased by a local family.

The transaction was negotiated by Pezet Matheson director Kerry Pezet and equates to more than $30,000 per sqm.

Pezet said the sale reflected the limited opportunities to buy into the boutique beachfront development.

"The sale highlights the rarity of opportunities within the boutique beachfront development, where residences seldom become available," Pezet said.

"Flow is one of the Gold Coast's most tightly held buildings. Buyers from our database move quickly when residences become available, and achieving an off-market sale at $7.4 million demonstrates the depth of demand for property of this calibre."

<img alt="Flow" data-entity-type="file" data-entity-uuid="c585b206-2130-4eee-a50c-3f27c51a7c70" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-06%20at%208.33.25%E2%80%AFPM.png?VersionId=m3pHRDV62Y3fvN.XQuQHq.52ilTWpRLf" />

Flow was the first of four luxury apartment developments delivered by Paul Gedoun's S&amp;S Projects at Rainbow Bay and was completed in 2023.

Positioned on the beachfront overlooking Snapper Rocks, the residence includes three bedrooms, three bathrooms, a powder room and views stretching north along the coastline towards Surfers Paradise.

Pezet Matheson Residential principal Mitchell Lambert said buyers continued to prioritise quality beachfront apartments in tightly held locations.

"Flow Residences offers a rare combination of elevated beachfront positioning, architectural excellence, comprehensive resident amenity and premium finishes, which is exactly what discerning purchasers are seeking," Lambert said.

"The transaction further reinforces Rainbow Bay's reputation as one of Australia's premier coastal lifestyle destinations, where limited supply and growing demand continue to support strong market performance."

Pezet Matheson originally marketed and sold out Flow off the plan, making the latest transaction a return to one of the project's original buyers.

Paul Gedoun is selling his third project, <a href="https://www.apartments.com.au/new-apartments/radia-rainbow-bay-271-boundary-street-coolangatta-qld-4225">Radia Rainbow Bay</a>, after recently completing, and selling out, <a href="https://www.apartments.com.au/buildings/esprit-217-227-boundary-street-coolangatta-qld-4225">Esprit</a>. He has plans for a <a href="https://www.apartments.com.au/news/qld/first-look-s-s-projects-proposes-88-apartment-wellness-tower-at-coolangattas-boundary-street">fourth building</a>, 88 apartments on <a href="https://www.apartments.com.au/new-apartments/209-213-boundary-street-coolangatta-qld-4225">Boundary Street</a>.

Joel Robinson

Rainbow Bay apartment doubles in price since off the plan sale during pandemic

The long-planned transformation of Brisbane's historic Shafston Estate has taken another major step, with Capella Hotel Group announced as the luxury hospitality partner behind what will become Brisbane's first branded residences.

The project, to be known as Capella Residences Brisbane, is being delivered by Verso Projects at the landmark Kangaroo Point riverfront estate, with completion targeted for 2029.

The announcement follows a series of planning changes to the project over recent years. The site was originally approved in 2023 for a 15-level, 37-apartment development designed by Rothelowman for Burgundy Group before Verso Projects took over the 10,070 sqm riverfront holding and lodged revised plans with Kerry Hill Architects to increase the development to a 25-level tower with 51 apartments.

The latest announcement confirms Capella Hotel Group will bring its branded residential offering to the project, marking just the second Capella Residences development globally after Seoul, and the group's first branded residential project in Australia.

The <a href="https://www.apartments.com.au/new-apartments/23-castlebar-street-kangaroo-point-qld-4169">Castlebar Street development</a> will centre around the restoration of the heritage-listed Shafston House, one of Brisbane's oldest residences, originally constructed in 1851 by Reverend Robert Creyke as a single-storey cottage known as Ravenscott.

<img alt="Capella" data-entity-type="file" data-entity-uuid="2b9f4ce5-638f-4d6b-8082-3ca7e4b75fca" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-09%20at%207.20.41%E2%80%AFAM.png?VersionId=f7aeqsW_DzOJI4FymWb3lD8NptSfsP7q" />

Capella said the project aligns with its focus on heritage-led developments, with the Brisbane estate combining the restored historic residence with a new luxury apartment tower and hospitality-inspired resident amenities.

Residents will have access to the Capella Living Room, a concierge-led communal space inspired by the group's luxury hotels, alongside landscaped gardens, six swimming pools, wellness and recreation facilities.

The broader estate will also include two riverfront homes, a six-berth private marina, porte cochère arrival experience, secure basement parking and a new section of public riverwalk along the Brisbane River frontage.

The heritage Postal Depot Building will also be retained and repurposed as a guest house, in line with the revised development plans.

The project represents another evolution for the site, which Kerry Hill Architects previously described as a rare opportunity to restore one of Brisbane's most significant heritage estates while creating a new benchmark for apartment living.

"The Shafston Estate provides a once-in-a-generation opportunity to restore one of Brisbane's finest heritage precincts and to reinstate residential use as a unique site perched on the edge of Kangaroo Point," Kerry Hill Architects said in its Urban Context Report accompanying the planning submission.

"The project will celebrate excellence in sub-tropical residential design, setting a new benchmark for vertical living in Brisbane."

Verso Projects, which now has an $8.5 billion development pipeline spanning more than 6,000 dwellings across apartments, townhouses, retail and commercial projects, said the partnership with Capella would elevate the development beyond a traditional residential project.

"We feel honoured to be restoring Shafston Estate to its former glory, elevating it to new heights of luxury and excellence underpinned by Capella's distinctive service ethos and design philosophy, and making it a standout landmark in Brisbane," Verso Projects CEO Steve Laffey said.

"By partnering with Capella, globally recognised for its refined approach to luxury hospitality and deep respect for cultural and historical context, we will elevate this project beyond a residential offering into a world-class destination."

Capella Hotel Group President Roland Fasel said Brisbane's emergence as a global city made it the right location for the company's Australian residential debut.

"Brisbane is a city on the cusp of something remarkable, and Capella Residences is our commitment to being part of that story," Fasel said.

"The Capella residential experience is more than luxury. It is about a sense of belonging to a place with deep meaning."

Private appointments have now opened for the project, with a display suite expected to open in late 2026 ahead of the planned 2029 completion.

Capella to launch Brisbane's first branded residences at Shafston House, Kangaroo Point

Lewis Land's latest apartment release within its <a href="https://www.apartments.com.au/new-apartments/harbour-shores-biggera-waters-564-oxley-drive-biggera-waters-qld-4216">Harbour Shores</a> masterplan is targeting one of the Gold Coast's fastest-growing buyer groups, with almost a third of apartments at Solis priced below $1 million.

The seven-storey building at Biggera Waters will comprise 91 apartments, including 24 one-bedroom residences starting from $778,000, a price point Lewis Land says is aimed squarely at first home buyers struggling to enter the Gold Coast market.

<img alt="Harbour Shires" data-entity-type="file" data-entity-uuid="e7486e37-22f6-4c92-b212-9b0622070b8f" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-08%20at%209.09.34%E2%80%AFAM.png?VersionId=W8MJwJUCf6HkIyl_EVSksnd.QI6MZryY" />

<a href="https://www.apartments.com.au/developers/lewis-land-group">Lewis Land</a> Head of Development Michael Long said the developer deliberately allocated a significant proportion of the project to more affordable apartment types.

"First home buyers have been priced out of many parts of the Gold Coast, and we saw a clear opportunity to address this and play our part in a longer-term housing solution," Long said.

"That's why 24 of the 91 apartments being delivered at Solis have been designed and priced for the city's next generation of homeowners, quality one-bedroom apartments, half of which include an additional multipurpose room to maximise space and flexibility.

"This approach places 30 per cent of apartments in Solis under $1 million, and with close proximity to Harbour Town's future light rail extension connecting residents to the city's major employment and knowledge hubs, it's a win for buyers looking to secure their first property."

<img alt="Sores" data-entity-type="file" data-entity-uuid="550526d3-73ba-4710-9739-c5f4294a30ef" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-08%20at%209.09.29%E2%80%AFAM.png?VersionId=cQQdXHt9wS0UXwZEm5Py5bH_3kAmzyhu" />

Designed by BDA Architecture, Solis will deliver a mix of one, two and three-bedroom apartments, with residences ranging up to 232 sqm. Apartments feature generous balconies and contemporary finishes, while residents will have access to Harbour Shores' lagoon pool, clubhouse, tennis court, gym, yoga studio and sauna.

The focus on first home buyers resonated with purchaser Holly Humphreys, who said she and her boyfriend spent more than a year searching for their first property before shifting their attention from houses to apartments.

"We fell in love with the first house we bid on and got our hopes up, but after repeated knockbacks we learned not to get too attached," Humphreys said.

"We offered at the high end of price guides, but sales kept going even higher. That's where we really struggled and we needed to re-evaluate our budget and our expectations. Standalone houses were off the table, and we pivoted to apartments and townhouses."

Humphreys said it was encouraging to see developers recognising the growing demand from first home buyers.

"There's a growing number of young buyers looking to enter the market earlier because they understand that getting in now can make a real difference as prices continue to rise," she said.

"It's fantastic to see a developer recognise this and then actively take measures to deliver an apartment with us in mind."

Solis is the first development planned within the second stage of the Harbour Shores masterplan, with early works expected to commence in September 2026.

[smartcode_project_cta:default project_id=113271]

Lewis Land targets first home buyers at latest Harbour Shores release, Solis

Luxury apartment developer Abadeen has recorded $19.25 million in apartment sales across two of its Lower North Shore developments in the lead-up to the end of the financial year, headlined by the sale of a $6.75 million penthouse at <a href="https://www.apartments.com.au/buildings/koyo-crows-nest-5-rodborough-avenue-crows-nest-nsw-2065">KOYO in Crows Nest.</a>

The transactions also included the sale of a newly completed three-bedroom apartment at <a href="https://www.apartments.com.au/buildings/park-residences-cremorne-2-sutherland-street-cremorne-nsw-2090">Park Residences in Cremorne</a> for $6.35 million, with the residence selling shortly after the project's first public inspections following completion.

The sales come as completed, owner-occupier-focused apartments continue to attract strong demand across Sydney's Lower North Shore, particularly from buyers looking for certainty and immediate occupancy.

The penthouse at KOYO spans 491 sqm across a single level and was designed by architect Koichi Takada. The development is one of Abadeen's flagship boutique projects in Crows Nest.

[smartcode_project:default project_id=108800 project_image_fid=370093]

Abadeen Executive Chairman and Founder Justin Brown said buyer activity lifted noticeably in the lead-up to the end of the financial year.

"We saw a clear increase in enquiry levels, inspection numbers and buyer engagement across our completed projects leading into the end of the financial year," Brown said.

"Buyers have become far more decisive over the past six months. The combination of improving confidence, limited supply and the ability to physically inspect completed residences is creating strong competition for premium apartments in the best locations."

Brown says the&nbsp;response to Park Residences following completion has been particularly strong.

"Buyers want certainty and are responding positively to the opportunity to walk through a finished product, inspect the quality firsthand and move in immediately," Brown suggested.

"Projects such as Park Residences and KOYO demonstrate that when the product is exceptional and the location is irreplaceable, buyers are prepared to act quickly."

[smartcode_project:default project_id=114246 project_image_fid=370116]

Abadeen CEO Joe Tack said quality continued to differentiate projects in the current market.

"Today's buyers are incredibly discerning," Tack said.

"They are seeking larger floorplans, premium finishes, walkability, lifestyle amenity and confidence in the developer delivering the project. Well-designed boutique developments continue to outperform because they offer something genuinely difficult to replace.

"The enquiry we are seeing across our completed and recently completed Lower North Shore portfolio is very encouraging, and we expect this momentum to continue into spring."

The sales follow increased enquiry across Abadeen's Lower North Shore portfolio which also includes <a href="https://www.apartments.com.au/buildings/northcote-collective-naremburn-2-northcote-street-naremburn-nsw-2065">Northcote Collective in Naremburn</a> which also completed recently.

KOYO penthouse headlines Abadeen's $19.25 million EOFY sales flurry

The City of Sydney has approved plans for <a href="https://www.apartments.com.au/developers/billbergia">Billbergia Group</a> and Metrics Credit Partners’ $3.5 billion Castlereagh Place project in the heart of the Sydney CBD

The towers will be among the tallest in <a href="https://www.apartments.com.au/developments/sydney-nsw-2000">Sydney</a>'s CBD, with more floors than any other residential tower in the city.&nbsp;

The 6,000 sqm site was acquired by the joint venture partners in 2024. It is the largest amalgamated land parcel in the Sydney CBD and comprises eight individual sites fronting Castlereagh, Pitt and Liverpool Streets.&nbsp;

<a href="https://www.apartments.com.au/new-apartments/castlereagh-place-sydney-324-348-pitt-street-sydney-nsw-2000">Castlereagh Place</a> will transform an underutilised city block into a landmark mixed-use destination, anchored by two 82-storey towers comprising 607 luxury residences above an 8-level podium housing a 209-room luxury hotel. A 1,000 square metre civic park on ground level features a curated mix of food, beverage and retail.

The plans have been refined over the past year to rebalance the residential and hotel offering, and reconfigure the retail footprint to create a stronger, more dynamic dining experience.

A three-level flagship building on the prominent corner of Pitt and Liverpool Streets will be the gateway to the Castlereagh Place lifestyle precinct. Set to become a Sydney icon, the building is capable of housing multiple hospitality venues.

“Castlereagh Place is designed to be the City's next great urban oasis - an energetic mixed-use precinct that pulses with life, day and night,"&nbsp;said Joseph Kinsella, Group Director of Billbergia.

"It will bring the vibrancy of places like Barangaroo and Darling Quarter into a more accessible, central destination at the very heart of Sydney."

Kinsella said the project will build on&nbsp;Sydney’s growing laneway culture with the City’s largest network of new activated lanes - an expanded, next-generation take on precincts like Angel Place, Palings Lane and Ash Street in Wynyard.

[smartcode_project:default project_id=134477 project_image_fid=374401]

Castlereagh Place has been designed by architects <a href="https://www.apartments.com.au/architects/fjc-studio">fjcstudio</a> in collaboration with Trias Studio, Aileen Sage and Polly Harbison Design, joint winners of an international design competition in 2018.&nbsp;

Signature design elements from the original scheme remain unchanged, while the public domain has been significantly enhanced, delivering 60 per cent more open-to-sky space.

Pedestrian access will also be enhanced through new laneways linking Pitt, Liverpool and Castlereagh Streets, drawing people into a new civic park with outdoor seating, landscaping and integrated public art.

With activated laneways supported by strong hospitality offerings, Castlereagh Place is tipped to become a vibrant new dining destination in the heart of Sydney’s CBD.

It marks the largest undertaking to date for the Billbergia and Metrics Credit Partners partnership. Together they are developing other underutilised Sydney sites into mixed-use precincts, including the $2.2 billion Concord Central and the $1.3 billion Chatswood Grand Residences.

Metrics Managing Partner and Group CEO Andrew Lockhart said Castlereagh Place is a landmark project that will redefine Sydney’s skyline.

"As the tallest residential high-rise development, the revitalised site will offer panoramic views across the CBD and surrounds. We are excited to partner with Billbergia to reinvigorate an underutilised site and create a sophisticated and contemporary mixed-use offering situated in the heart of Sydney.”

Total apartments within the towers have increased to 607 dwellings, with a focus on larger floorplans. Aligned to growing market demand, Castlereagh Place now comprises 299 three-plus-bedroom apartments, 198 two-bedroom units and 110 one-bedroom configurations.

[smartcode_project:default project_id=134477 project_image_fid=374402]

Resident amenities will include an exclusive residents club containing a gym, rooftop pool, dining rooms, co-working spaces, library, golf simulator, games room, cinema room, and access to an exclusive concierge service. There will be around 500 basement car spaces below the towers.

The development will also include a state-of-the-art wellness centre, set to feature a bathhouse with magnesium pools, hot/cold plunge pools and premium amenities.

&nbsp;

According to fjcstudio, the towers will feature distinctive yet elegant architectural design reflecting Sydney’s geometry and urban character, with a network of through-site links and intimate public spaces activating the streetscape.

"Castlereagh Place is a city-making project of significant scale and ambition," said Richard Francis-Jones, Design Director at fjcstudio.

"It will create a rich urban complex of public open spaces, landscaped gardens, and vibrant laneways. Defining these new public spaces and the important streetscape of Castlereagh Street is a sequence of fine-grained, diverse retail and hotel architecture designed in collaboration with Aileen Sage, Polly Harbison Design and Trias.

“Rising above the tree-lined, human-scale streetscape are two slender residential towers that will transform the city skyline and look towards the Harbour, Hyde Park, and the Royal Botanic Garden.”

Demolition and early construction works have commenced onsite at Castlereagh Place.

[smartcode_project_cta:default project_id=134477]

Billbergia, Metrics, approved for $3.5 billion Sydney skyscrapers

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?

Luxury developer-builder <a href="https://www.apartments.com.au/developers/lowe-living">Lowe Living</a> has achieved a new Victorian benchmark for an off-the-plan apartment, with the sale of two penthouses at its ultra-exclusive Maison Savoy development in Brighton.

The two penthouses achieved a combined sale rate of $49,926 per sqm. Both transactions eclipsed the previous identified Victorian off-the-plan price-per-square-metre benchmark, set by the 449 sqm apartment at Como Toorak, which sold at $46,659 per sqm.

[smartcode_project:default project_id=140818 project_image_fid=366473]

<a href="https://www.apartments.com.au/new-apartments/maison-savoy-brighton-150-esplanade-brighton-vic-3186">Maison Savoy</a>, Lowe Living's redevelopment of the former Brighton Savoy Hotel on absolute beachfront land at 150 The Esplanade, Brighton, has gained significant momentum since launching just eight weeks ago. Around 30 per cent of the project's 19 residences have already been secured, generating approximately $45 million in sales.

"Securing two of the three penthouse sales at this stage, within eight weeks of launching to market speaks to the confidence our clients place in Lowe Living," Lowe Living co-founder Emma Lowe said.

"They know we'll be with them through every stage of the journey, and that assurance is something we've worked hard to earn and never take for granted."

[smartcode_project:default project_id=140818 project_image_fid=366474]

Lowe said Maison Savoy was conceived as a genuine alternative to a prestige Brighton home, combining house-scale proportions with the convenience, security and lock-up-and-leave appeal of apartment living.

Lowe Living co-founder Tim Lowe said the early sales success demonstrated the resilience of Melbourne's prestige market and highlighted the growing demand for house-sized apartments among ultra-high-net-worth buyers.

"The Melbourne market has definitely been tested in recent years, with interest rates and global economic factors all creating a period of uncertainty across the real estate sector. The sales success at Maison Savoy however demonstrates that confidence remains exceptionally strong at the top end of the market.

"The prestige market is being driven by long-term lifestyle decisions rather than short-term market sentiment, which continues to create a level of certainty that befits an absolute beachfront property in a blue-chip location like Brighton.

"Brighton's fundamentals remain among the strongest in Melbourne, with limited new supply, enduring demand from an overwhelmingly local owner-occupier market, and a rare combination of beachfront amenity and proximity to the CBD."

[smartcode_project:default project_id=140818 project_image_fid=374378]

According to Cotality, Brighton remains one of Melbourne's most tightly held prestige suburbs, with an average ownership tenure of 15.3 years for houses and 12.3 years for units, while more than 73 per cent of homes are owner-occupied.

Tim Lowe said selling two of the project's three penthouses so early in the campaign was an uncommon result.

"This sales result is a reflection of quality and understanding the local market. It's incredibly rare to transact the penthouses so early in a sales campaign in any project so to have sold two of the three penthouses at Maison Savoy so soon after launch, all in-house without any external sales agency appointed, is reflective of our careful consideration of our buyers' needs and lifestyle.

"This is knowledge that is accumulated not just from data and demographic analysis, but via a deeply embedded understanding of how this type of buyer wants to live and feel in their home. We pride ourselves on getting to know our clients personally, and over the last 10 years we have been able to refine our product offering by talking one-on-one with our clients about their design and floorplan preferences.

"Being a fully integrated developer-builder with an in-house design and sales team allows us to lead every part of the process and ensure the highest quality of product and service at every touchpoint. It's a really important part of our DNA and the recent sales success at Maison Savoy indicates that our clients and purchasers are resonating with this point of difference.

"It reinforces that demand remains strong for thoughtfully designed residences that offer rarity, lifestyle and long-term value in tightly held locations, which ultimately validates Maison Savoy's positioning as creating a new benchmark for house-scale, wellness-led apartment living on Brighton's beachfront."

&nbsp;

[smartcode_project:default project_id=140818 project_image_fid=366480]

The residences at Maison Savoy start from 295 sqm, with most enjoying uninterrupted views across Port Phillip Bay. The project sits moments from the Brighton Bathing Boxes, Royal Brighton Yacht Club, Middle Brighton Baths and Church Street's retail and dining precinct.

A key feature of the development is its private residents-only bathhouse, curated by the founder of Aurora Spa &amp; Bathhouse and modelled on traditional European bathing rituals and the award-winning Sorrento bathhouse.

The wellness offering includes a hydrotherapy pool, salt room, sauna, steam room, cold plunge pool, foot activation zone and a Vichy rainfall bed, one of only a handful in Australia. Residents will also have access to a Technogym studio, lounge spaces and a dedicated concierge service offering everything from morning coffee delivery and restaurant bookings to dry cleaning and home coordination.

"Wellness-led design has become a defining factor for luxury buyers," Emma Lowe said.

"Purchasers increasingly value homes that enhance wellbeing through thoughtful design, private amenity, privacy and liveability."

The penthouse purchasers are now undertaking a bespoke customisation process curated personally by architect Pete Kennon and the Lowe Living team, one of the developer's signature service offerings.

Construction on the $160 million transformation of the former Brighton Savoy Hotel site commenced last month, with completion expected in early 2028. The project has secured funding from NAB alongside development partner Monark.

Just one penthouse remains available, along with a limited number of two and three-bedroom residences starting from $3.75 million.

Lowe Living currently has eight projects on the market across Melbourne and recently celebrated its 10th anniversary, having grown a $1 billion development pipeline alongside a $350 million construction pipeline.

&nbsp;

[smartcode_project_cta:default project_id=140818]

Lowe Living set new Melbourne off the plan apartment record

<html><body>
A beach box in Brighton sold before its scheduled auction.
It was at an undisclosed figure believed to be around $200,000.
The <a href="https://www.rtedgar.com.au/?pagecall=property&amp;propertyID=2324647&amp;agentID=2634&amp;realestate=55_Beach_Box,_Esplanade_BRIGHTON_VIC_3186&amp;propertyStatus=SoldRented&amp;showGoBack=true" target="_blank">strikingly colourful bathing box </a>is known as 55 Beach Box near Dendy Street. Title Tattle understands the husband of the owner was a member of the Dendy Street Icebergers, so it served as defacto home to the Icebergers swimming club who are currently trying to get admitted to the Brighton life saving club further up the beach. They were once described as the crazy-brave swimmers who endure winter's seven-degree waters.
The bathing box was used as their change room, and also house the club trophies and was used for club functions over summer.
It was listed by RT Edgar agents Kellie Saddington and Greg Costello.
"It's one of the 82 tightly-held icons for which the beach is so renowned, located at the intersection of Dendy Street and the Esplanade which makes it easily accessible via a foot path.
"Decorated in purple and aqua-blue, the structure is fitted with split stable doors allowing the top half to remain open while the bottom half remains shut for protection during colder weather," the marketing said.
Beach bathing box 72 was Brighton beach's last offering when it failed to sell at its February auction.
The offer of $176,000 was short of its $190,000 reserve.
<a href="https://www.realestateview.com.au/Real-Estate/72-beach-box-brighton/Property-Details-buy-residential-4922749" target="_blank">It remains for sale</a> through Nick Johnstone agent David Urquhart.
Box 47 is also for sale, with an undisclosed asking price through Hodges.
The highest sale price was recorded in mid-2011 when the newest constructed Dendy Street bathing boxes sold for $221,000 and $260,000.
Set on one of the most photographed locales in Australia, they were newly built and sold by Bayside Council.
The dearer was 11 square metres, and the other nine square metres.
The 82 boxes area throwback to the 19th century, when the increasing popularity of sea bathing clashed with Victorian-era prudishness.
The first of the council's newly built weatherboard-clad structures with gabled roof offerings, reported to cost between $15,000 and $20,000 to build, fetched $215,000 at auction in December 2010.  
</body></html>

jchancellor-FAypfDUnLy

Aqua blue Brighton bathing box sells

<html><body>Australian Property Monitors (APM) has released a list of results from 120 auctions in Melbourne for the weekend of  April 13. <a target="_blank" href="https://www.homepriceguide.com.au/saturday_auction_results/Melbourne.pdf" rel="nofollow" style="font-size: 14px;">Click here</a> for the auction results, and click on each street address to see the property's marketing.</body></html>

po-LsXgBTHBmX

APM's Melbourne auction results for April 13 weekend

<html><body>
The Real Estate Institute of Victoria has released a list of the 10 most expensive suburbs in Melbourne for the March 2013 quarter for houses.
<table style="width: 400px;" border="0" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="108" nowrap valign="bottom">
 Most Expensive
</td>
<td width="135" nowrap valign="bottom">
Suburb
</td>
<td width="83" valign="bottom">
Mar-13 Median
</td>
<td width="75" valign="bottom">
Quarterly Change
</td>
</tr>
<tr>
<td width="108" nowrap valign="bottom">
1
</td>
<td width="135" nowrap valign="bottom">
<a href="/news">BRIGHTON</a>
</td>
<td width="83" nowrap valign="bottom">
$855,000
</td>
<td width="75" nowrap valign="bottom">
4.6%
</td>
</tr>
<tr>
<td width="108" nowrap valign="bottom">
2
</td>
<td width="135" nowrap valign="bottom">
<a href="/news">TOORAK</a>
</td>
<td width="83" nowrap valign="bottom">
$717,500
</td>
<td width="75" nowrap valign="bottom">
16.1%
</td>
</tr>
<tr>
<td width="108" nowrap valign="bottom">
3
</td>
<td width="135" nowrap valign="bottom">
<a href="/news">PORT MELBOURNE</a>
</td>
<td width="83" nowrap valign="bottom">
$650,000
</td>
<td width="75" nowrap valign="bottom">
1.6%
</td>
</tr>
<tr>
<td width="108" nowrap valign="bottom">
4
</td>
<td width="135" nowrap valign="bottom">
<a href="/news">MOUNT WAVERLEY</a>
</td>
<td width="83" nowrap valign="bottom">
$647,500
</td>
<td width="75" nowrap valign="bottom">
6.8%
</td>
</tr>
<tr>
<td width="108" nowrap valign="bottom">
5
</td>
<td width="135" nowrap valign="bottom">
<a href="/news">KEW</a>
</td>
<td width="83" nowrap valign="bottom">
$614,750
</td>
<td width="75" nowrap valign="bottom">
11.8%
</td>
</tr>
<tr>
<td width="108" nowrap valign="bottom">
6
</td>
<td width="135" nowrap valign="bottom">
<a href="/news">DOCKLANDS</a>
</td>
<td width="83" nowrap valign="bottom">
$603,000
</td>
<td width="75" nowrap valign="bottom">
10.1%
</td>
</tr>
<tr>
<td width="108" nowrap valign="bottom">
7
</td>
<td width="135" nowrap valign="bottom">
<a href="/news">BENTLEIGH</a>
</td>
<td width="83" nowrap valign="bottom">
$598,500
</td>
<td width="75" nowrap valign="bottom">
6.4%
</td>
</tr>
<tr>
<td width="108" nowrap valign="bottom">
8
</td>
<td width="135" nowrap valign="bottom">
<a href="/news">CAMBERWELL</a>
</td>
<td width="83" nowrap valign="bottom">
$575,000
</td>
<td width="75" nowrap valign="bottom">
1.6%
</td>
</tr>
<tr>
<td width="108" nowrap valign="bottom">
9
</td>
<td width="135" nowrap valign="bottom">
<a href="/news">SOUTHBANK</a>
</td>
<td width="83" nowrap valign="bottom">
$541,500
</td>
<td width="75" nowrap valign="bottom">
-1.1%
</td>
</tr>
<tr>
<td width="108" nowrap valign="bottom">
10
</td>
<td width="135" nowrap valign="bottom">
<a href="/news">RICHMOND</a>
</td>
<td width="83" nowrap valign="bottom">
$540,000
</td>
<td width="75" nowrap valign="bottom">
2.9%
</td>
</tr>
</tbody></table>
<a style="font-size: 14px;" rel="nofollow" target="_blank" href="https://www.reiv.com.au/Home/Property%20Research/Median%20Prices">More details at REIV</a>. 
</body></html>

Brighton beats Toorak as Melbourne's most expensive suburb in March quarter: REIV

<html><body>
Regional Victoria’s median house price increased in the March quarter to $311,500, according to the latest data released by the <a target="_blank" href="https://www.reiv.com.au/">Real Estate Institute of Victoria</a>.
“Regional Victoria continued to record steady growth with a median house price of $311,500 (seasonally adjusted) following a 2% increase in the quarter,” says REIV chief executive Enzo Raimondo.
“Median prices increased 3.2% in Bendigo to reach $320,000 contrasting against a drop of 3.4% to $280,000 in Ballarat and a 1.3% drop in Geelong to $390,000,” says Raimondo.
The strongest five performing suburbs include Central Goldfields, Ararat, Baw Baw, Drouin and Traralgon.
Central Goldfields recorded the strongest growth of 27.1% over the March quarter with a median house price of $222,500.
<img src="/images/stories/2013/04/goldfieldsapril15one.jpg" width="470" height="264" alt="goldfieldsapril15one">
Drouin followed with a growth of 25.8% and a median price of $314,500. 
Ararat also recorded a strong growth of 15.7% with the median price growing to $162,000 from the December quarter price of $140,000.
Traralgon grew 7.4% over the quarter to $299,727 and Baw Baw grew 6.6% to a median price of $314,500.
The weakest performing suburb was Newborough with a 25.1% price drop over the quarter.
The median price in Newborough dropped from $247,000 in the December quarter to $185,000 in the March quarter.
Campaspe was close behind, dropping -24.5% over the quarter to $200,000.
Point Lonsdale dropped 23.5% to $562,000 from the recorded December quarter figure of $735,000.
Moe dropped 19% and Bairnsdale dropped -18.4%.
Suburbs with less that 25 sales were not included in the analysis by the REIV.
Photo courtesy of Central Goldfields Shire Council.
</body></html>

ntrotman-Et3xWpamVh

Central Goldfields house prices grow 27.1% over quarter but Newborough weakest: REIV

<html><body>
The REIV has released a list of the 10 most affordable suburbs for units.
It covers the March 2013 quarter giving their price growth or decline.
<table cellpadding="0" cellspacing="0" border="0" style="width: 400px;"><tbody>
<tr>
<td valign="bottom" nowrap width="108">
Most 
Affordable
</td>
<td valign="bottom" nowrap width="135">
Suburb
</td>
<td valign="bottom" width="83">
Mar-13 Median
</td>
<td valign="bottom" width="75">
Quarterly Change
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="108">
1
</td>
<td valign="bottom" nowrap width="135">
<a target="_blank" href="/news">FRANKSTON</a>
</td>
<td valign="bottom" nowrap width="83">
$270,000
</td>
<td valign="bottom" nowrap width="75">
2.7%
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="108">
2
</td>
<td valign="bottom" nowrap width="135">
<a target="_blank" href="/news">CARLTON</a>
</td>
<td valign="bottom" nowrap width="83">
$280,000
</td>
<td valign="bottom" nowrap width="75">
-12.5%
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="108">
3
</td>
<td valign="bottom" nowrap width="135">
<a target="_blank" href="/news">BAYSWATER</a>
</td>
<td valign="bottom" nowrap width="83">
$360,000
</td>
<td valign="bottom" nowrap width="75">
8.4%
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="108">
4
</td>
<td valign="bottom" nowrap width="135">
<a target="_blank" href="/news">GLENROY</a>
</td>
<td valign="bottom" nowrap width="83">
$372,000
</td>
<td valign="bottom" nowrap width="75">
0.5%
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="108">
5
</td>
<td valign="bottom" nowrap width="135">
<a target="_blank" href="/news">CROYDON</a>
</td>
<td valign="bottom" nowrap width="83">
$375,000
</td>
<td valign="bottom" nowrap width="75">
0.0%
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="108">
6
</td>
<td valign="bottom" nowrap width="135">
<a target="_blank" href="/news">RESERVOIR</a>
</td>
<td valign="bottom" nowrap width="83">
$375,500
</td>
<td valign="bottom" nowrap width="75">
2.9%
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="108">
7
</td>
<td valign="bottom" nowrap width="135">
<a target="_blank" href="/news">FOOTSCRAY</a>
</td>
<td valign="bottom" nowrap width="83">
$380,000
</td>
<td valign="bottom" nowrap width="75">
0.5%
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="108">
8
</td>
<td valign="bottom" nowrap width="135">
<a target="_blank" href="/news">RINGWOOD</a>
</td>
<td valign="bottom" nowrap width="83">
$390,500
</td>
<td valign="bottom" nowrap width="75">
5.5%
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="108">
9
</td>
<td valign="bottom" nowrap width="135">
<a target="_blank" href="/news">PRESTON</a>
</td>
<td valign="bottom" nowrap width="83">
$392,000
</td>
<td valign="bottom" nowrap width="75">
0.5%
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="108">
10
</td>
<td valign="bottom" nowrap width="135">
<a target="_blank" href="/news">BORONIA</a>
</td>
<td valign="bottom" nowrap width="83">
$396,000
</td>
<td valign="bottom" nowrap width="75">
8.5%
</td>
</tr>
</tbody></table>
<a href="https://www.reiv.com.au/Home/Property%20Research/Median%20Prices" target="_blank">More details at REIV</a>.</body></html>

Frankston and Carlton have Melbourne's most affordable units: REIV

<html><body>
The median house price in Melbourne jumped 5.1% to $561,500 in the March quarter, according to the latest data by the Real Estate Institute of Victoria.
The seasonally adjusted data shows the median house price rose from $536,500 in the 2012 March quarter – reflecting an annual growth of 4.65%.
It was the strongest March quarter for more than a decade.
REIV chief executive  Enzo Raimondo says the increase in buyers in the December quarter continued through the first quarter of this year with increased volumes, prices, and clearance rates.
“Higher sales volumes were recorded with an estimated 6.4% more sales than the March quarter last year.
“There are a number of factors increasing demand; increasing population growth, improved consumer confidence and overall affordability assisted by lower interest rates.
“High level of residential construction which has provided adequate supply, especially in the outer suburbs housing market and inner city apartment market will act to constrain price growth over the year,” says Raimondo.
Raimondo says the price growth was particularly pronounced in the inner and middle ring suburbs, with Brighton, Balwyn, Balwyn North, Northcote, Doncaster and Camberwell all recording strong growth.
Doncaster experienced the highest growth in the March quarter of 17.2%.
The median house price in December in Doncaster was $708,000 compared to $830,000 in the March quarter.
Brighton followed next with a growth of 12.5% to a median house price of $2 million in the March quarter, the first time Brighton reached this median price level.
Balwyn experienced the third highest growth of 11.4%, taking the median house price from $1.25 million in the December quarter to $1,392,500 in the March quarter.
Balwyn North experienced a price growth of 11.2% this quarter with a median price of $1.09 million.
Northcote’s house pricing grew 9.9% this quarter to a median price of $855,000.
Camberwell’s median house price is $1.4 million in the March quarter, compared to $1,287,500 in the December quarter – a growth of 8.7%.
The weakest six performing suburbs over the March quarter for house price growth include Craigieburn, Glen Iris, Malvern East, Packenham, South Morang and Wyndham Vale.
Wyndham Vale experienced the largest price drop of -13.1% over the March quarter, with Malvern East following with a price drop of -8.5%.
South Morang experienced a price drop of -7.8% and both Packenham and Glen Iris experienced a quarterly price drop of -6.0%.
Suburbs that recorded less than 25 sales for the quarter were not included in the analysis.
Melbourne's median house price fell 0.9% over the three months, according to the REIV which advised has adopted the seasonally adjusted median for overall comparisons as it is less affected by the compositional variations that are particularly pronounced in the December and March quarters.
The $534,000 December quarter figure was revised down from the initial $536,190 median.
<a href="https://www.reiv.com.au/Home/Property%20Research/Median%20Prices" target="_blank">More details at REIV</a>.
. 
</body></html>

Melbourne experiences strongest March quarter price growth for a decade with 5.1% boost to $561,000 median: REIV

<html><body>
A one-bedroom apartment in Essendon was recorded as the cheapest auction sale in Victoria for the past weekend, selling for $266,000 according to Australian Property Monitors (APM).
Located at 20/44 Fletcher Road, the apartment sold at auction on April 6 through Barry Plant – Moonee Valley. 
Property Observer reported in <a href="/news">January</a> that Essendon was one of 23 suburbs in Melbourne where first-home buyers can purchase a one-bedroom apartment and pay equal or less than the estimated first-home buyer mortgage repayment in Victoria of $414 per week.
Data compiled by the Real Estate Institute of Victoria (REIV) reveals that first-home buyers in Essendon are spending $414 a week on mortgage repayments with a median price of $310,000 for one-bedroom apartments.
The self-contained apartment is close to public transport, includes a carport on title, according to Jim Michaels, the Barry Plant listing agent.
Based on an estimated $260 rental, the price reflected a likely yield of 5.8%, significantly higher than the RP Data average gross rental yield of 3.9% in the area.
Essendon is 10km north-west of Melbourne’s CBD, and is well-connected by public transport and the Tullamarine freeway. Cafes and other amenities are also easily accessible.
According to the latest report by RP Data, the median sale price for units in Essendon is $418,000, slightly down by 1.1% from last year. The average discount required to sell a unit in Essendon is 8.4%, and sales average 67 days on market.
Other one-bedroom apartments listed for sale in Essendon include:
304/201 Buckley Street (pictured below), <a href="https://www.realestate.com.au/property-apartment-vic-essendon-112516015" target="_blank">listed for $410,000</a> by Frank Trimboli Real Estate – Footscray.
<img alt="essendonapril12one" height="408" width="470" src="/images/stories/2013/04/essendonapril12one.jpg">
413/55 Collins Street (pictured below), <a href="https://www.realestate.com.au/property-apartment-vic-essendon-111938187" target="_blank">listed for $295,000</a> by Windy Hill Real Estate – Essendon.
<img alt="essendonapril12two" height="306" width="470" src="/images/stories/2013/04/essendonapril12two.jpg">
</body></html>

dleow-BGaNPbHWyK

Essendon one-bedroom apartments attracting strong buyer interest

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Real estate agents in Melbourne failed to gauge the strength of the auction market in the lead up to the Easter crescendo with a Property Observer survey revealing 83% of successful auctions selling at prices above pre-auction price estimates by real estate agents. The super-success rate was higher than three similiar surveys undertake last Spring by Property Observer.
An analysis of 142 auction results between February and late March recorded by National Property Buyers showed 118 sold for above the upper bracket of the price guides provided by agents before auction.
Of those 118 properties, 43 sold for more than 10% above pre-auction price guides.
Those that sold above the price guide were 9.55% above the upper price guide bracket on average.
The clearance rate in the March quarter was 69%, well up from 62% in the December quarter, according to the REIV – a clear sign of gathering momentum in the market which agents failed to factor into their price guides.
Properties that sold for above $600,000 had the greatest discrepancy between price guide and sale prices – of the 85 results analysed, 78 sold for above the upper price bracket, or about 92%.
National Property Buyers agent Catherine Cashmore agreed there had been an increase in the number of properties selling for prices 5-10% above reserve, yet many advertised price quotes had not yet caught up to reflect the additional demand fuelling the rises.
"Although I can understand selling agents being cautious in light of the sudden, and strong, increase in turnover - maybe doubting it's longevity - but this is no excuse for not reflecting the 'current' stronger trend when quoting," she told Property Observer.
"They have the same sales data as I do - yet I can accurately assess the price range a property will sell for 99% of the time. 'Quoting low' remains an unfortunate reality buyers must battle against."
The most extreme disparity between price guide and actual result was a three bedroom brick veneer house in Heidelberg, 59 Cape Street, which sold for 41% above the price guide. Co-agents at Kelly &amp; Shiel Carlton and Kerry Davis quoted a pre-auction price guide of $780,000 to $860,000 but it sold for $1.215 million on February 23.
Five bidders made 83 bids on the property (pictured below) which had an $860,000 reserve, according to a Fairfax Media report.
<img alt="auctionsapril12one" height="263" width="470" src="/images/stories/2013/04/auctionsapril12one.jpg">
A four-bedroom house in Northcote, at <a href="https://www.realestate.com.au/property-house-vic-northcote-113079315">5 Ross Street</a>, sold for 35% above the price guide. Agents at Jellis Craig Clifton Hill quoted a price guide of $900,000 to $990,000 before the auction but it sold for $1.34 million on March 16.
There was a bidding war between two parties interested in building on the land, yielding 52 bids, according to a Fairfax report. There was a $1 million reserve.
 
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And a four bedroom townhouse in Surrey Hills, at <a href="https://www.realestate.com.au/property-townhouse-vic-surrey+hills-112934351">2/11A Scheele Street</a> (pictured below), sold for 33% above the price guide. Hocking Stuart Balwyn agents quoted a price guide of $950,000 to $1.05 million but it sold for $1.4 million on March 2.
<img alt="auctionsapril12two" height="332" width="470" src="/images/stories/2013/04/auctionsapril12two.jpg">
Seven bidders quickly pushed the property well past its $1.05 million reserve, according to Fairfax.
Just one property analysed sold for less than the pre-auction price guide – a two bedroom townhouse in <a href="https://www.realestate.com.au/property-townhouse-vic-kensington-112890859">Kensington, 51 Leicester Mews</a>, which had a guide of $660,000 to $720,00 but sold for $530,000.
Last October in a similiar survey undertaken by <a href="https://www.propertyobserver.com.au/residential/sale-prices-edge-87-above-estimates-of-melbourne-agents-underquoting-at-october-auctions/2012102957500">Property Observer</a><a href="https://www.propertyobserver.com.au/residential/sale-prices-edge-87-above-estimates-of-melbourne-agents-underquoting-at-october-auctions/2012102957500"> it was found 75% of auctions sold for above price guides</a>. An analysis of 74 sales over the four weeks of Spring sales found 55 properties sold above price guides.
And in early October <a href="https://www.propertyobserver.com.au/news/underquoting-still-rife-in-melbourne/2012100456988">Property Observer</a><a href="https://www.propertyobserver.com.au/news/underquoting-still-rife-in-melbourne/2012100456988"> put the figure at 75%</a>, with 46 of 61 properties selling above the price guide.
And a September analysis undertaken by <a href="https://www.propertyobserver.com.au/auctions/melbourne-auction-listings-typically-selling-at-5-above-upper-end-estimate/2012090956435">Property Observer</a><a href="https://www.propertyobserver.com.au/auctions/melbourne-auction-listings-typically-selling-at-5-above-upper-end-estimate/2012090956435"> of 220 auction results found 77% sold for above price guides</a>.
 
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Melbourne Autumn residential auction prices fetching well above price guides

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The Melbourne housing market is expected to pick up this year, with strong auction  clearance rates and increased buyer activity, according to the latest market report from Australian Property Monitors (APM). 
This is despite there being a big backlog of properties listed for sale and properties taking more than a month longer than in the past to sell.
The latest report shows that average days on market in Melbourne increased from 102 days a year ago to 112 days as of February 2013 – well above the long-term average of 73 days. 
According to <a target="_blank" href="?option=com_googlesearch_cse&amp;q=APM">APM</a>, there are 42,000 properties listed for sale in Melbourne, nearly 4% less than a year ago, but still 27.5% higher than the long-term trend. 
However, the average discount required to sell a property has reduced from 7.3% to long-term average of 6.5%. 
Auction clearance rates are also significantly higher than over the same period 12 months ago, increasing from 61% to 68%, above the long-term trend of 63%. 
APM says properties in middle-ring, mid-price range suburbs are back in demand. 
“Listing numbers are also on the rise in Melbourne as sellers engage a market increasingly buoyed by a growing sense of optimism,” says APM.
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Growing sense of optimism buoys Melbourne property market: APM

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Unit rents in Melbourne increased in the March quarter despite recent additions to supply, according to APM’s March quarterly rental price series report.
Unit rents rose 2.9% in Melbourne over the March quarter, 3.8% in Perth, 2.2% in Sydney and 1.8% in Adelaide. Unit rents remained unchanged in other state capitals.
Nationally the median asking rent for units increased 2.2% in the three months ending March 2013.
House rents remained stable across the country, increasing 0.4% and unchanged in Melbourne. House rents rose 7.7% in Darwin over the quarter, 4.3% in Perth and 1% in Canberra.  House rents fell 3.1% in Hobart and remained unchanged elsewhere.
<img alt="apmapril11onethumb" src="/images/stories/2013/04/apmapril11onethumb.gif" width="470" height="211">
The unit rent rise in Melbourne came as a surprise to <a target="_blank" href="?option=com_googlesearch_cse&amp;q=APM">APM</a>’s senior economist Andrew Wilson. Recent increases in apartment supply in the city should have mitigated any increase in demand. It was Melbourne’s first unit rent rise for quite some time.
<img alt="apmapril11twothumb" src="/images/stories/2013/04/apmapril11twothumb.gif" width="470" height="211">
Melbourne’s house rents, unchanged over the quarter, are 28% lower than in Sydney.
He says increased demand for unit accommodation will continue in Sydney and Melbourne driven by affordability constraints and lifestyle preferences but in Melbourne, new apartment growth will act to offset rental increases.
House and unit rents remained unchanged in Brisbane suggesting homebuyers are being activated by low interest rates and low entry-level home prices are taking some demand away from the highly competitive rental market.
Perth’s continued rent increases were driven by record levels of new arrivals seeking accommodation.
Perth median house rent is currently at $490 a week and looks set to overtake Sydney as the most expensive of all the major capitals.
Darwin remains the most expensive capital city rental market with house rents at $700 per week and units at $550 per week.
Wilson predicts rent increases will continue in Perth, Darwin and Sydney due to chronic shortages of housing.
He predicts rental growth in Adelaide, Hobart and Canberra will remain subdued over the remainder of 2013 “reflecting the under-performance of those local economies”.
“For investors, Perth and Brisbane are both performing well. Perth gross yields for units at 5.82% are the highest of all the major capitals with house yields at 5.20% just behind the leader Brisbane at 5.22%. Brisbane unit yields are just behind Perth at 5.55% with plenty of potential upside for capital gains in a recovering market environment.”
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