Longstanding Gold Coast and Canberra developer <a href="https://www.apartments.com.au/developers/morris-property-group">Morris Property Group</a> is continuing to roll on with its Glitter Strip apartment pipeline, seeking to return to Mermaid Beach with a new 68-apartment development.

Morris, founded by Barry Morris in 1978 and one of the Gold Coast’s most prolific apartment developers over the past two decades, has filed plans for a 12-storey mixed-use building at <a href="https://www.apartments.com.au/new-apartments/36-seabeach-avenue-mermaid-beach-qld-4218">34-36 Seabeach Avenue</a>, on the prized eastern side of the Gold Coast Highway.

The 1,227 sqm site occupies a prominent corner position at Seabeach Avenue and the Gold Coast Highway, opposite the Mermaid Plaza retail and office precinct and around 140 metres walking distance from the future Mermaid Beach South light rail station.

<a href="https://www.apartments.com.au/architects/fraser-partners-0">Fraser &amp; Partners</a> has designed the project, which will comprise 68 apartments across a mix of 48 two-bedroom and 20 three-bedroom residences.

The building will rise 12 storeys, reaching a maximum height of 36 metres, with the apartments accounting for a total of 156 bedrooms. The development application also seeks approval for short-term accommodation across the 68 apartments, while two office tenancies are proposed at ground level.

The plans show 108 car spaces across the development, with parking accommodated at ground level and within a three-level basement accessed from Seabeach Avenue.

<img alt="Seabeach Avenue and the Gold Coast Highway" data-entity-type="file" data-entity-uuid="c2175c99-12fd-4a3c-9be1-89bbf258a90d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-20%20at%202.59.41%E2%80%AFPM_0.png?VersionId=iNLzWcE6gaAE76rafhEXfHve.4g4Se0p" />

Resident amenity will be concentrated on level two, where Fraser &amp; Partners has designed a recreation deck with a swimming pool, 90 sqm pool terrace, outdoor barbecue area and gym.

The broader communal offering will also incorporate landscaped spaces, with the planning documents noting the amenity has been designed to provide areas for recreation, social interaction and outdoor living.

The proposal would continue the transformation of the Gold Coast Highway corridor through Mermaid Beach ahead of the arrival of the light rail.

The site is zoned Neighbourhood Centre and sits within the Mermaid Beach/Broadbeach Light Rail Corridor neighbourhood plan. While the prescribed building height is 24 metres, the site is identified within an Urban Neighbourhood context providing for a 50 per cent height uplift to 36 metres.

Planning documents describe the stretch of the Gold Coast Highway between Broadbeach and Nobby Beach as increasingly characterised by medium and high-rise development, with the proposed Morris tower joining projects including Ventura, The Alfred, Oceans and Otto.

<img alt="Seabeach Avenue and the Gold Coast Highway" data-entity-type="file" data-entity-uuid="911f193f-e381-4a55-be08-58be87fcf978" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-20%20at%202.59.48%E2%80%AFPM.png?VersionId=oxVvLJaY.SOXEdXrIcogfyEXDfvCmmpM" />

The development would mark Morris Property Group's latest investment in Mermaid Beach, where it has already delivered two apartment projects.

Otto, at 1 Bondi Avenue on the western side of the Gold Coast Highway, comprises 70 apartments across nine storeys. The project was completed in 2019 and includes a residents' gym, recreation deck and swimming pool.

Morris also developed Oceans at 46 Ocean Street, a nine-storey, 70-apartment build-to-rent development completed in 2019. Oceans was the group's first build-to-rent project and incorporates commercial space at ground level.

The two existing Morris projects sit further north along the same Gold Coast Highway corridor as the proposed Seabeach Avenue development. Fraser &amp; Partners' planning analysis specifically identifies both Otto and Oceans among the established built-form precedents surrounding the site.

<img alt="Seabeach Avenue and the Gold Coast Highway" data-entity-type="file" data-entity-uuid="14925119-7b71-4812-8149-340317512c7c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-20%20at%203.00.15%E2%80%AFPM.png?VersionId=aEJqYuw_nTCjcin17BSD0piB1EFotTlj" />

Mermaid Beach represents only part of Morris' considerable Gold Coast footprint.

The family-owned developer has been particularly active in neighbouring Broadbeach, delivering projects including Sierra Grand, Eclipse, Synergy, Qube, Koko, Opus and Malo, while its current pipeline includes Maison and the two-tower Crest development.

Further south, Morris has also developed a string of projects in Burleigh Heads, including Element, Boardwalk and Sandbar, while Essentia expanded its footprint north into Surfers Paradise.

The Seabeach Avenue application has been lodged by PMM Broadbeach Pty Ltd and seeks a development permit for a Material Change of Use for multiple dwellings, short-term accommodation and office uses. Zone Planning Group prepared the planning application, with Fraser &amp; Partners commissioned as architect.

The project comes as the developer continues to expand its Gold Coast pipeline while retaining a significant presence in Canberra. Morris now has more than $2.5 billion of development in its national pipeline and has delivered more than 7,000 homes during its near five-decade history

Joel Robinson

First look: Morris Property Group returns to Mermaid Beach with new Seabeach Avenue apartment development

<a data-saferedirecturl="https://www.google.com/url?q=https://www.apartments.com.au/developers/fortis&amp;source=gmail&amp;ust=1787272340808000&amp;usg=AOvVaw3hvFB2uWTRfEyEcpTSnnK9" href="https://www.apartments.com.au/developers/fortis" target="_blank">Fortis</a>&nbsp;is continuing its stronghold on Sydn​ey’s eastern suburbs apartment market, launching&nbsp;in September&nbsp;its latest boutique&nbsp;<a data-saferedirecturl="https://www.google.com/url?q=https://www.apartments.com.au/developments/double-bay-nsw-2028&amp;source=gmail&amp;ust=1787272340808000&amp;usg=AOvVaw0GI5S9-wNeiLUnM-d1uYkw" href="https://www.apartments.com.au/developments/double-bay-nsw-2028" target="_blank">Double Bay</a>&nbsp;development,&nbsp;<a data-saferedirecturl="https://www.google.com/url?q=https://www.apartments.com.au/new-apartments/55-william-double-bay-55-william-street-double-bay-nsw-2028&amp;source=gmail&amp;ust=1787272340808000&amp;usg=AOvVaw2YNouJQcFjiTTgVHbgDLA-" href="https://www.apartments.com.au/new-apartments/55-william-double-bay-55-william-street-double-bay-nsw-2028" target="_blank">55 William</a>.

55 William presents&nbsp;just eight north-facing&nbsp;two-bedroom, three-bedroom and full-floor&nbsp;residences to the market, priced from $4.5 million.

The upcoming launch comes just weeks after Fortis secured approval for the $80 million development, its third eastern suburbs approval in two months. Construction is already underway, with completion targeted for 2028.

[smartcode_project:default project_id=152579 project_image_fid=376250]

55 William adds to a growing concentration of Fortis projects in and around Double Bay, a market the developer has become increasingly active in over recent years.

Fortis previously completed the nine-residence Marmont on New South Head Road, while it is currently developing a mixed-use residential and retail project at 12 Cross Street. Its wider Double Bay footprint also extends into commercial and retail development.

The developer's broader Sydney residential pipeline is particularly concentrated across the eastern suburbs, with projects spanning Doub​le Bay, Ro​se Bay, Wo​ollahra, Dar​ling Point, Poi​nt Piper and Eli​zabeth Bay.

[smartcode_project:default project_id=152579 project_image_fid=376253]

At 55 William, Fortis has again turned to MHN Design Union, the architecture practice behind several of its eastern suburbs projects, while London-based 1508 London has been appointed to handle the interiors and Wyer &amp; Co the landscaping.

The six-level building will comprise a combination of two and three-bedroom apartments, including a garden residence, full-floor apartments, a sub-penthouse and penthouse. Each residence will have secure basement parking and private outdoor space.

A rooftop terrace for all residents, along with select apartments, enjoys views across Double Bay Harbour and toward the Sydney skyline.

Ceiling heights will reach up to three metres&nbsp;in select residences, while the kitchens will feature natural stone and integrated Gaggenau appliances.

&nbsp;

&nbsp;

The boutique nature of the project reflects the type of stock Fortis has increasingly targeted across Sydney's eastern suburbs, where larger apartments and smaller buildings are being pitched primarily toward local owner-occupiers and downsizers.

Fortis Group General Manager Ed Eve said the developer continues to see demand from buyers wanting to remain in the eastern suburbs but move into newer, lower-maintenance housing.

“We're seeing continued demand from local owner-occupiers and downsizers looking for high-quality homes that allow them to remain in the eastern suburbs, close to the lifestyle and community they know,” Eve said.

55 William is also one of the early projects to respond directly to the NSW Government's Low and Mid-Rise Housing reforms. Fortis had previously secured approval for just two townhouses on the 599 sqm site before revising the scheme to eight apartments following the planning changes.

Situated one street back from Double Bay's water's edge, the project enjoys an enviable harbourside setting within walking distance of Double Bay Village and the ferry wharf.

[smartcode_project:default project_id=152579 project_image_fid=376252]

Fortis has increasingly made the eastern suburbs a major focus of its Sydney pipeline. Beyond Double Bay, it recently completed the 14-residence Piper in Point Piper and has projects underway or planned across Rose Bay, Woollahra and Darling Point.

The developer recently secured approval for Verano in Rose Bay, a six-level development comprising 21 two, three and four-bedroom apartments, also designed by MHNDU.

55 William&nbsp;is soon to be release to the market with VIP appointments commencing early September,&nbsp;with residences priced from $4.5 million.

[smartcode_project_cta:default project_id=152579]

Fortis continues eastern suburbs push with 55 William launch

UAE-based developer Arada has unveiled plans for a $2 billion twin-tower apartment development in Broadbeach, marking its first move into Queensland as it continues its rapid expansion across Australia.

Arada will develop 952 apartments across two towers on a prominent site opposite the Gold Coast Convention and Exhibition Centre, with the project targeted for completion ahead of the Brisbane 2032 Olympic and Paralympic Games.

The project represents Arada's largest commitment to the Australian market since arriving in the country in 2024 and significantly expands a local pipeline that has now grown to eight projects and more than 5,000 homes.

It will also be the first major Queensland project delivered by Roberts Co since the tier-one contractor was acquired by Arada Group in 2025.

Plus Studio has designed the Broadbeach development, which will comprise one, two and three-bedroom apartments across two towers connected by a landscaped podium.

A significant resident amenity offering will include lagoon and lap pools, a gym, sauna and steam room, alongside a mist room, infrared room and salt scrub facilities. Communal terraces, private dining areas, a library, residents' lounge and work-from-home spaces are also planned. Around 1,200 sqm of retail and hospitality space will occupy the ground floor.

The site puts Arada in one of the Gold Coast's most active apartment markets, directly opposite the convention centre and within walking distance of Pacific Fair, The Star Gold Coast and Broadbeach's dining and retail precinct.

It also has immediate access to the Gold Coast light rail network and sits just a few blocks from the beach.

Arada Group Chief Executive Ahmed Alkhoshaibi said Broadbeach represented an opportunity for the developer to expand beyond its initial NSW pipeline.

“Broadbeach is a world-class address that gives us the canvas to create a community of exceptional design and lifestyle quality that genuinely enriches the daily lives of the people who call it home,” Alkhoshaibi said.

“This is our first development outside New South Wales, and it reflects our growing ambition to grow in key urban markets around the country.”

Alkhoshaibi said bringing Roberts Co into the project would give Arada greater control over the development and construction process.

“Delivering this project through Roberts Co, our own tier-one construction business, means we can bring the quality, pace and accountability that our buyers expect.”

The move into Broadbeach comes as Arada accelerates its Australian expansion following its entry into the market two years ago. The developer has assembled a pipeline of eight projects comprising more than 5,000 homes, while the acquisition of Roberts Co last year gave the group its own Australian construction capability.

Globally, Arada has a development portfolio valued at $50 billion comprising more than 55,000 homes across the UAE, United Kingdom and Australia.

The Gold Coast is emerging as the next major market for the developer, with strong population growth and infrastructure spending ahead of the 2032 Games continuing to underpin significant apartment development across the coastal strip.

Arada plots $2 billion Broadbeach towers in major Queensland move

Sydney’s downsizer market is changing, with a growing cohort of buyers prioritising the right home over simply finding a smaller one.

Coronation Property Head of Sales Cam Porter says the traditional idea of downsizing does not necessarily reflect what many buyers are now looking for, particularly those moving from established family homes across Sydney.

Instead, he says they are increasingly becoming “right-sizers”, seeking lower-maintenance homes without sacrificing the space, amenity or quality they have become accustomed to.

“We are increasingly seeing buyers who are not motivated by the idea of simply moving into a smaller property,” Porter says.

“They are right-sizers. They want a home that is easier to manage and better connected, but they still expect generosity, quality and a floorplan that supports the way they live.”

It is a subtle but important distinction in a market where apartment developers are increasingly targeting established owner-occupiers.

[smartcode_project:default project_id=135149 project_image_fid=377495]

For many of these buyers, moving from a house to an apartment is not driven by a desire to dramatically reduce their living space. Instead, the appeal is in removing some of the maintenance associated with a larger home while retaining generous living areas, storage and enough flexibility to accommodate family and friends.

Coronation’s sales team is seeing buyers place particular importance on natural light, practical storage and additional rooms that can be used as guest bedrooms, home offices or secondary living spaces.

Kitchens and dining areas are also playing an increasingly important role, particularly for buyers who regularly entertain or have children and grandchildren visit.

[smartcode_project:default project_id=135149 project_image_fid=377494]

“These buyers still want their home to feel generous,” Porter says.

“They may want less maintenance, but they are not looking for less life.”

The challenge for the broader housing market is providing enough of the right stock to encourage that move.

While much of the discussion around Sydney’s housing shortage has centred on the number of homes being delivered, Porter says the diversity of those homes is equally important.

Older homeowners can remain in large family houses for longer when they cannot find an appropriate alternative in the neighbourhoods where they have built their lives.

“The decision is rarely as simple as wanting fewer bedrooms,” Porter says.

“People are weighing up their connection to a neighbourhood, the space they need for family, the quality of the home and whether it will continue to work for them over the long term.”

It also has implications beyond the downsizer market. Providing suitable apartments for smaller households can free up established houses for families who need the additional bedrooms and land, creating greater movement through the housing market.

<h2>Lillian targets the next stage of apartment buyer</h2>

It is a buyer Coronation is targeting at <a href="https://www.apartments.com.au/new-apartments/lillian-erskineville-9-metters-street-erskineville-nsw-2043">Lillian</a>, its new collection of apartments, terraces and penthouses at Erskineville Village.

Designed by Silvester Fuller, Lillian has been shaped around larger living spaces, natural light and flexible floorplans, alongside landscaped areas, wellness amenity and communal spaces for residents.

The development will form part of Coronation’s broader Erskineville Village precinct, which will combine new homes with green space, retail, hospitality and new pedestrian connections.

[smartcode_project:default project_id=135149 project_image_fid=377688]

McPherson Park will sit at the centre of the precinct, creating a significant new green space alongside the project’s retail and hospitality offering.

For Porter, the opportunity is to give buyers another housing option without forcing them to leave the part of Sydney they already know.

“People should be able to change the type of home they live in without having to change their entire life,” he says.

“For many buyers, Lillian offers the opportunity to remain connected to the Inner West and the city, while gaining access to a more convenient, walkable and considered way of living.”

[smartcode_project:default project_id=135149 project_image_fid=377687]

Coronation will explore the changing <a href="https://lillianresidences.com.au/news/lillian-x-space-x-downsizers-event-27-august/">right-sizer market at an event on August 27</a>, bringing together experts across property, design and lifestyle.

Held in partnership with SPACE, Poliform and Downsizer.com.au, the event will include a property market outlook from economist Michael Blythe alongside discussion around the considerations facing buyers planning their next move.

Attendees will also be able to learn more about the residences and amenity planned at Lillian Erskineville.

[smartcode_project_cta:default project_id=135149]

From downsizing to right-sizing: What Sydney buyers want from their next home

Family-owned builder and developer <a href="https://www.apartments.com.au/developers/omaya">Omaya</a> is bringing its 27-storey The Maybelle development to market, with the 229-apartment tower rising alongside Ismay Reserve near North Strathfield.

<a href="https://www.apartments.com.au/new-apartments/the-maybelle-21-parramatta-road-homebush-nsw-2140">The Maybelle</a> will comprise one, two and three-bedroom apartments, with its height providing elevated outlooks towards the Sydney skyline and Harbour Bridge, while other residences will look across neighbouring Ismay Reserve.

Designed by <a href="https://www.apartments.com.au/architects/squillace-architects">Squillace Architects</a>, the tower combines its parkside setting with proximity to the established retail, dining and transport amenity around North Strathfield.

[smartcode_project:default project_id=134873 project_image_fid=376196]

Residences will feature open-plan living spaces and a choice of two interior schemes, while communal amenity is spread across two elevated levels of the building.

Level 8 will be home to the Garden Pavilion, a full-floor resident space incorporating communal entertaining and breakout areas, seating and recreation spaces. Further up the tower, a landscaped Sky Terrace on Level 14 will provide another communal area with panoramic views towards the Harbour Bridge and Sydney skyline.

At ground level, the development sits directly alongside Ismay Reserve, where lawns, walking paths, children's play areas, picnic spaces and recreational facilities extend the green space available immediately around the project.

[smartcode_project:default project_id=134873 project_image_fid=376194]

The Maybelle is also within walking distance of North Strathfield and the Bakehouse Quarter, which provides a mix of cafés, restaurants, shops and everyday services.

Existing rail and bus services provide connections across Sydney, while the future North Strathfield Metro and access to the M4 will add to the transport options available around the precinct. Walking and cycling routes also extend via Powells Creek towards Sydney Olympic Park and its sporting, entertainment and parkland precincts.

Families are also well positioned for access to a broad selection of established schools and education options across Strathfield and the surrounding Inner West.

[smartcode_project:default project_id=134873 project_image_fid=376181]

Omaya has operated in Sydney for more than 35 years, managing projects from acquisition and design through to construction and delivery. The family-owned company is both developer and builder of The Maybelle.

Apartments start from $560,000, with the development protected by 10-year Latent Defects Insurance.

Construction is well underway, with completion expected by the end of 2026 and move-in anticipated from Q1 2027.

[smartcode_project_cta:default project_id=134873]

The Maybelle brings 27-storey parkside tower to market near North Strathfield

First Home Buyers

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It is becoming more common for generation Y to move to inner city or CBD areas and purchase properties using their family’s home equity, according to founder of Sydney-based Dream Design Do, buyer's agent Zaki Ameer.
“Upon finishing their studies, young adults find that their place of employment is located in the CBD, as well as all the amenities they want to access, such as nightlife, entertainment, and retail offerings,” says Ameer.
“In Sydney, these locations are typically the eastern suburbs and the inner city, and in Brisbane its Newstead and Fortitude Valley.”
“Property is priced way outside of capabilities of the salary of a career starter, so purchasing a property in the desired location of these Gen Y’s is impossible.”
This is forcing young people to draw on their family home equity which is becoming one of the easiest pathways for young people to tap into the property market, said Ameer.
“In many cases, the family home is already paid for, which creates substantial security when applying for the loan”.
“Provided the youngster is gainfully employed, purchasing in the area where it’s all happening is right within his/her foreseeable future.”
According to Ameer this option was not possible for past generations. The parents of today are likely to work longer and are not keen on downsizing or moving to a retirement complex for some years.
“Their parents do not see themselves as old, and therefore are in no hurry to sell the family home. They don’t want to live among retired people or senior citizens, and more than likely are perfectly happy in the family home surrounded by families and young people.”
Ameer said parents could use their children’s move to the city as an investment opportunity.
However, if parents aren’t in a position to draw down on their equity another option is renting which Ameer says is costly but manageable.
If renting is also too expensive and they are still keen to enter the property market, they may purchase a property in a cheaper area, and then work on building equity on that property so that they can buy in their target area in the future.
According to Ameer, another option is taking up employment in a different city where property and living cost is cheaper.
“In their 20s, they probably do not have a lot of personal responsibilities, and are more easily able to relocate,” he said.
“They will see it as an adventure; to work and live in another state than where they grew up, and also often take the opportunity to establish themselves when they are there, by purchasing property that is now affordable for them.”
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Young buyers leveraging family home equity to afford inner city purchases: Buyer's agent

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The latest Adelaide Bank/REIA Housing Affordability Report for the September quarter has revealed that, unsurprisingly, New South Wales remains the least affordable place to buy.
Based on the loan repayments to percentage of income, it's unsurprising that the ACT manages to score the "most affordable" title on the list - as it has previously.
Adelaide Bank general manager Damian Percy said that the ACT is down 0.4% on its previous quarter.
However, it’s Western Australia that’s attracting attention.
“When compared to the June quarter, Western Australia stands out in two key measures, firstly the greatest improvement in terms of the proportion of income required to meet loan repayments, which fell 0.7 percentage points to 25.9% and as the state with the largest proportion of first home buyers who now comprise 20.7% of the Western Australian owner-occupied market,” he said.
The percentage figure noted below is the percentage if income to loan repayments:
<ul>
<li>
ACT - 19.4% 
</li>
<li>
TAS - 24.4%
</li>
</ul>
Average first home buyer (FHB) home loan decreased by 5.2%. The loan is now at $213,233.
<ul>
<li>
WA - 25.9%
</li>
</ul>
First home buyers totalled 20.7% of WA’s owner occupier market over the quarter, the highest proportion in Australia, and totalled 25.1% of all Australian FHB purchases recorded.
<ul>
<li>
SA - 26.8%
</li>
</ul>
The largest quarterly drop of FHBs was seen in South Australia, perhaps as a result of the end of the grant for established purchases.
<ul>
<li>
NT - 27.2%
</li>
</ul>
Largest increase in loans over this quarter and past year noted.
<ul>
<li>
QLD - 28.1%
</li>
</ul>
While improvements were seen in all the other states – this is an unchanged result for Queensland.
<ul>
<li>
VIC - 31.9%
</li>
</ul>
Victoria accounted for 26.4% of first home buyers across the country in the September quarter.
<ul>
<li>
NSW - 34.5%
</li>
</ul>
In New South Wales the average loan size to first home buyers is up 9.1% compared to the same quarter in 2013. The loan is now at $327,767.
Source: Figures - Adelaide Bank, Commentary - REIWA
The Australian average figure sits at 30.4%, an overall improvement – down 0.5% over the quarter.
The president of the Real Estate Institute of Western Australia David Airey said that the Western Australia situation is a good picture for those looking to avoid housing stress.
He also noted that first home buyers currently have a stamp duty exemption for buying under $430,000.
“This means that home buyers in WA can avoid ‘housing stress’ by remaining under the 30 per cent threshold regarded by economists as the safest benchmark for comfortable living with a balance between income and housing expenditure,” Airey said.
“The moderating house price growth in WA has translated into good news for those wanting to enter the housing market, with 20.7% of WA’s owner-occupied market now made up with first home buyers.”
However, the figure of loans to first home buyers are still low – down over the September quarter compared to a year prior by 8.3%.
Office of State Revenue figures for Western Australia note a jump from 1,535 first home grant payments in September to 1,826 in October.
First home buyers’ median purchase price was $450,000 for metropolitan Perth and $355,000 in the regions.
“This has dropped from a metropolitan peak of $470,700 in June and from a regional peak of $365,000 reached in August,” Airey said.
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Western Australia cements position as first home buyer hotspot: REIWA

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To achieve the first home owners grant there are a number of rules around how long you can live in a property, the type and value of the property and whether or not your partner owns property.
Usually, no one is eligible for the grant if they or their partner have received the grant before. They must also not have owned a property that they have lived in.
However, if you have owned an investment property then in some areas this may be a different story and you may still be eligible for the grant. In many cases, if you held interest in a commercial property investment then this does not affect your ability to obtain a grant either.
When we look at the below scenarios, usually the same applies for the applicants spouse as well.
<h3>ACT</h3>
In the ACT you must “not have previously owned or held a relevant interest in a residential property anywhere in Australia prior to 1 July 2000.”
You must also have not occupied a residential property in which you held a relevant interest on or after 1 July 2000 but before 1 January 2004, nor have occupied a property for a period of at least six months in which you acquired a relevant interest on or after 1 January 2004.
<h3>NSW</h3>
“You or your partner have not previously owned residential property in any form in any State or Territory of Australia.”
<h3>NT</h3>
You must not have owned residential property in Australia prior to 1 July 2000 and not have occupied a residential property in Australia that you or your spouse owned on or after 1 July 2000.
<h3>QLD</h3>
“You or your spouse has not previously owned property in Australia.”
<h3>SA</h3>
You and your partner must not have owned residential property jointly, separately or with some other person before  1 July 2000 anywhere in Australia. And you must not have lived in a property for a continuous period of six months in which you had an interested on or after 1 July 2000.
<h3>TAS</h3>
You must not have owned and occupied a property for more than six months after 1 July 2000.
<h3>WA</h3>
You cannot have owned property anywhere in Australia prior to 1 July 2000. You can not have owned property, and have lived in it, for six continuous months on or after  from 1 July 2000.
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If you buy an investment property, do you lose FHOG eligibility?

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The Big Four banks continue to dominate Australia’s mortgage market, but when looking at refinancing figures it’s clear that the non-major lenders are taking an increasing share.
According to comparethemarket.com.au, an analysis of AFG’s latest data found non-major lenders responsible for 32.1% of refinanced mortgages in the last 12 months. When looking at all mortgages this figure dipped to 26%.
Comparethemarket.com.au’s Abigail Koch said that home owners who are looking to refinance are increasingly willing to consider small lenders, as opposed to first home buyers who stick to the mainstream lenders.
“Where first home buyers likely lack confidence and prefer the perceived safety of the ‘Big Four’, Australians refinancing, having gone through the mortgage process previously, are more comfortable using smaller lenders if it means they can secure a larger loan, lower rate or lower fees. As a result, they may be more willing to compare a variety of providers,” she said.
It seems the refinancing space offers opportunities for non-major lenders.
“Refinanced mortgages comprise just over a third of all AFG-introduced mortgages annually, it is a very substantial portion of the overall market. Additionally, data also shows that the percentage of first time buyers is steadily declining across every state in Australia,” she said.
First home buyers were noted as more likely than investors to opt for a non-major lender, with 29.1% of first timers opting for a non-major in the last 12 months, compared to 23.5% of investors. Of course, it’s worth remembering that investors are a major part of the market, and their numbers are substantially higher than first timers at present.
In fact, while first time buyers accounted for 10.2% of mortgages brokered by AFG, investors totalled 39.1% of business.
Investors may consider the big four as they have “greater financial muscle” when it comes to financing multiple properties, explained Koch.
“The GFC took its toll on smaller lenders. Consequently, customers looking to acquire a mortgage felt more comfortable going with the brands they had known their whole lives, as they felt they would be a safer bet,” she said.
“Now that the economy has stabilised, first time buyers are taking notice that the ‘smaller guys’ may have greater agility than the majors in terms of reducing interest rates and ongoing fees, which has helped them to steal a greater market share."
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First home buyers stick to Big Four as refinancers show confidence in non-majors

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The latest Finder Reserve Bank Survey, with 37 experts on the panel, has found that a rise in property prices is largely expected to occur next year.
Money Expert at Finder, Michelle Hutchison, said that this is bad news for first home buyers who are already struggling.
“If you’re a first home buyer struggling to get into the property market this year, next year isn’t looking to get any better,” she said.
Of those surveyed, 69% expect the price gains to continue.
“There were also 14% of respondents who expect property prices to stabilise, while 17% are betting on property prices to fall next year,” she said.
While it isn’t necessarily expected to improve, it may not worsen too much either.
“Most of the experts in the survey are expecting property prices to continue rising however, they don’t expect the higher costs will dramatically impact the first home buyer market,” she said.
The majority, 64%, expect the level of first home buyers active in the market to remain similar to this year, with one in five expecting fewer people will be able to enter market.
“With the national median property price across our capital cities hitting $545,000 in October – 8.9% higher than the previous year – it’s a good time to jump into the property market if you are prepared,” said Hutchison.
“But there’s no point in rushing in you’re not ready, because overstretching your budget could have serious consequences if interest rates rise next year.”
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“Next year isn’t looking to get any better” for struggling first timers: Finder

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New home buyers with smaller deposits often opt for a ‘fixer upper’, a property that needs substantial renovation, to get into the market they are after.
Filled with aspirations of renovating, and hyped up on The Block, it’s not surprising that sometimes the reality of home improvement isn’t at the forefront of every purchaser’s mind.
Here are six things to consider to give yourself a reality check.
Your own skills
First up – have you renovated before, or do you have any renovation experience? If not, are you intending to bring in the experts? It’s time to get honest with yourself about your capabilities.
Some people are more able than others to renovate, it’s just a fact of life. Know your limits, know how much it’s going to cost to bring in some experts, and whether or not you should really be DIY-ing.
In fact, real estate expert Chris Gray’s perspective is to overestimate the costs and time it takes to renovate.
“My tip is to double your expected cost and double the time frame, and then work out if you’re still going to make a profit. Most of the time, it works out more efficient from a time, cost and stress perspective to outsource the renovation to the experts,” explained Gray.
He <a href="/expert-insights/building/when-you-should-turn-your-diy-reno-project-over-to-the-professionals-chris-gray">also suggests being realistic about the DIY</a>. Remember, tradespeople and renovation experts do these tasks for a living. They’re not all as straightforward as you’d imagine and often you get what you pay for.
“I once had a client who wanted me to buy him a property to renovate as a retirement project. When the time came to renovate, my client asked me to outsource big jobs like the kitchen and bathroom, as they’re best done by specialists who would do it in a fraction of the time,” Gray said.
“We then agreed that tiled flooring was best left to an expert and built-in wardrobes left to a different specialist. Five minutes later, the only non-specialist job that he had a hope of completing himself was the painting.”
The ‘unchangeable’ items
If you’re looking to renovate a property, it’s fair enough to overlook garish wallpaper and pink bathrooms. But what you don’t want to overlook are the items you cannot change in the property.
One of these is the neighbourhood. Another may be the busy road to the front, or the overshadowing neighbours to the sides that offer no privacy. Be acutely aware of these limitations and understand that no matter how nicely you update the physical property itself, some of these aspects will ensure a ceiling on potential growth remains.
Floor plan
An aspect to check is the floor plan of the property you’re looking at. This will largely determine whether the shell offers you scope to work with the space as you choose. Ensure you know which walls are load bearing and which can be taken away easily to make a room open plan or to combine two small pokey rooms into one large room.
The floor plan is also worth looking at if you’re only looking at a cosmetic upgrade. If you don’t want to be pulling out walls, ensure the floor plan shows good potential on its own.
Structural integrity
The structural integrity of the property is critical, especially if it is out of your budget to fix up largely hidden items. This could cover plumbing, electrics, termite damage and a whole host of other issues.
These are unlikely to be spends that you will recoup in a re-sale environment, unless you plan carefully and get the property at a discount as a result of the time, effort and cost you need to put in to rectify the issues.
When someone refers to a property with “good bones” this is usually what they are referring to – a property without structural defects and with little that needs to be done to the physical property itself. A building and pest inspection will certainly come in handy at this point.
Local council restrictions
Depending on the extent of renovations, to the point of structural or minor redevelopment, you may want to quickly call the local council. Some councils take longer than others and some are not as open to development.
It is also worth speaking to the neighbours if you intend to do anything major with the home to see if they are likely to fight against your improvements.
You may also want to look online at what has already been approved to check timeframes and what is likely to be allowed on your block.
Are you purchasing for a fair reduction?
Buying a cheaper unrenovated home can be a false economy if renovated properties are available for less than it will cost you to purchase and fix up the lacklustre cheaper option. Ensure you are getting the property for an acceptable discount, otherwise you will face overcapitalising and plenty of wasted time.
Do your back of the envelope sums to work out the cost of your potential renovations.  
What have your experiences with renovating been like?
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Buying a 'fixer upper': Six things to check for

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If you’re living with your parents, finding it tough to enter the property market, then you’re certainly not alone.
With property prices increasing, it’s becoming more common for multiple generations to live together in one home, according to QM Properties’ sales manager Damien Ross.
While many have heard of the granny flat, for keeping elderly relatives at the family home with their own privacy, it’s not quite as common to build a property from the ground up with a multi-generational family in mind.
“Young people are staying at home longer and often couples are living with their parents so they can save for their first home,” explains Ross.
The idea of living at home to save a larger deposit is compelling for many first timers and it’s likely that this will increasingly be the case should property prices continue to rise.
This trend is now so established that builders are creating homes designed specifically for multi-generational living.
For instance, NuTrend has offered a ‘Dual Living’ design that includes a floor plan splitting into two separate homes with one common fire wall. They even suggest that the outside living areas could be divided with a wall, hedge or fence. With two kitchens, three or four bedrooms, three bathrooms and separate entries, it’s close to, but not quite, a duplex.
“The home is not a duplex, it is still within Residential A zoning so there are no related council fees that come with duplex sites,” said Ross.
“NuTrend have built six of these homes already at our Forest Pines estate on the Sunshine Coast.”
<img src="/images/2014/11/28/front%20facade.jpg" alt="">
It’s expected that this type of home will become more common in areas with median prices out of reach for many buyers. Ross notes that Burderim, with a median price for a three bedroom home sitting at $455,000, is one of these locations with larger land sizes that make this new type of home easier to build.
There are a number of designs for different block shapes, but all are single level and fit easily onto 600 square metres or more.
At <a href="https://www.qm.com.au/sales-centres/" target="_blank">Forest Pines</a> home sites cost upwards of $249,000, spanning from 462 square metres.
For investor buyers the home has separate services connected.
<img src="/images/2014/11/28/_THISONE2.jpg" alt="">
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Is multi-generation living the answer for first home buyers?

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Two states' first home owners grants are coming close to their deadlines.
As of 1 January 2015, first home owners in the Northern Territory and Tasmania are up for some changes.
In the Northern Territory the new year will bring the territory in line with the rest of the country – offering no grant to first home buyers who purchase established properties where currently $12,000 to $25,000 (depending on location) is available.
Meanwhile, in Tasmania, the First Home Builder Boost will drop to $20,000 from next year until 30 June 2015. It will then decrease to $10,000 from 1 July 2015. At the moment, $30,000 is available.
If you're interested in how you apply for these grants, here's a comprehensive explanation.
Here are the grants current accessible by first time buyers, as per information available from the respective Office of State Revenues and Treasuries. Australian Capital Territory
First home buyers in the ACT can receive $12,500.
This is only available for "new" or "substantially renovated" property worth $750,000 or less.
New or substantially renovated properties include:
<ul>
<li>A home that has not been previously occupied or sold as a place of residence; or</li>
<li>A substantially renovated home that, as renovated, has not been previously occupied or sold as a place of residence; or</li>
<li>A property which is subject to an "off the plan" purchase agreement.</li>
</ul>
There is no grant available for purchasing established houses.
As a condition of the FHOG, buyers will need to occupy the property for 12 months upon completion of the dwelling.
To claim the grant, you will need to apply in a one year time period starting from either the settlement or date of issue of the Certificate of Occupancy.
Owner builders can only lodge after the home has been completed.
Payment of the grant is usually then made within 10 days of lodgement.
First home owners who fulfil the requirements for the grant may also have the opportunity to defer their stamp duty.
New South Wales
First home buyers in NSW can receive $15,000. From 1 January 2016 this will be reduced to $10,000.
This is only available for to buy a new home or to build your own new home. The property is required to be worth $750,000 or less.
Properties that are applicable include:
<ul>
<li>A home that has not been previously occupied, including occupation by the builder, a tenant or other occupant;</li>
<li>A home that has not been previously sold as a residence. Where the home is being purchased, it must be the first sale of that home;</li>
<li>A home that has been substantially renovated and a home built to replace demolished premises.</li>
</ul>
There is no grant available for purchasing established houses.
As a condition of the FHOG, buyers will need to occupy the property for a six month continuous period, within 12 months of completion.
Duty exemptions are available when purchasing new properties valued up to $550,000 and concessions exists for those from $550,000 to $750,000.
Those buying vacant land will pay incur no duty on vacant land valued up to $350,000 and concessions exists  for properties valued between $350,000 to $450,000.
To be eligible, you must not have owned and occupied (for more than six months) a home in Australia after 1 July 2000 and you cannot have owned a property before this time.
Those who are in the Defence Force and on the NSW electoral roll may be able to see the length of time they are required to live in the home reduced.
ALSO READ:<a href="/news/everything-you-need-to-know-about-the-nsw-first-home-buyer-15-000-grant-scheme"> Everything you need to know about the NSW first home buyer $15,000 grant scheme</a>
Article continues on next page. Please click below.
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Northern Territory
First home buyers in the Northern Territory can get up to $26,000 towards their first purchase, with established first time buyers not left out of the picture either.
But from 1 January 2015, the First Home Owners Grant will be redirected solely to first home buyers looking to buy or build a new home.
Currently, as of 13 May 2014, there exists a transaction eligibility threshold (in plain English, this essentially means that the property can only be worth up to a certain amount) for established properties of $600,000, while no limit exists for new properties. Prior to this time, both new and established properties were given a limit for grant eligibility.
An established home is one that has been "previously sold or occupied, and is lawfully fit for occupation".
A new home is considered one that has never previously been lived in or sold as a place of residence.
However: "To prevent anomalies, a discretion applies in limited circumstances to declare a home that has been previously sold, but not occupied, to be a new home."
From 13 May 2014 to 31 December 2014, a new home can bring in $26,000. Meanwhile, an established property in an urban area will be provided $12,000, and everywhere else will be given $25,000. The only material difference in grant money compared to 4 December 2012 - 12 May 2014 is an extra $1,000 for new homes (and threshold changes).
An "urban area" means land that sits within the Darwin, Palmerston or Litchfield municipalities. It also covers Wagait Shire, the Darwin Waterfront Precinct, the "prescribed area" for the Darwin Rates Act and other areas potentially proscribed by regulation.
Since December 4, 2012, there has been no stamp duty concession for first timers.
Queensland
Queensland first time buyers can get themselves $15,000 when purchasing a new home. Unfortunately, nothing remains for first time buyers who are purchasing established properties.
Their Great Start Grant, previously being known as the First Home Owner Construction Grant, has been available for those buying new (or substantially renovated properties) since 12 September 2012.
If you previously held any interest in residential properties before 1 July 2000, even if it was an investment property, you're not eligible. Those who have had a property since - but used it solely for investment purposes and did not live in it - may be eligible. You'll need to give them tax return details, tenancy agreements and current electricity and phone accounts.
Grant applications are processed within 10 days of receiving the information.
Those looking to get the grant then must move into the property within one year of completion, and live there for six continuous months.
South Australia
South Australian first time buyers are currently eligible for a FHOG on new homes and established homes - however, since 30 June 2014 the grant hasn't been available for established properties.
The property value must not exceed $575,000.
For those buying a new home, a $15,000 grant has been available since 1 January 2014.
If you previously held any interest in residential property before 1 July 2000, even if it was an investment property, you're not eligible. Those who have had a property since - but used it solely for investment purposes and did not live in it - may be eligible. You'll need to give them tax return details, tenancy agreements and current electricity and phone accounts.
After the property is built, you must then live in the property for six months commencing within 12 months of completion.
Off-the-plan properties may also be eligible for a stamp duty concession for a new apartment or substantially refurbished apartment. A full concession was available for properties from 31 May 2012 to 30 June 2014, capped at the stamp duty payable on a $500,000 apartment (or $21,330). A partial concession now applies, from 1 July 2014 to 30 June 2016.
The concession does, however, apply to specific areas as outlined on the Revenue SA site and associated maps.
Article continues on next page. Please click below.
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Tasmania
Currently, established and new properties can receive a benefit for first time buyers, with up to $30,000 available. As in many other states and territories, this was altered from 1 July 2014, and saw established home buyers lose some benefit.
For new properties, the First Home Builder Boost has increased since 7 November 2013 from $8,000 to $23,000, and applies until 31 December 2014. Those eligible for this would also be eligible for the $7,000 FHOG, bringing their total payment to $30,000.
From 1 January 2015 to 30 June 2015 inclusive, the First Home Builder Boost drops to $20,000. From 1 July 2015 onwards this is to decrease to $10,000.
To be eligible, you must not have owned and occupied (for more than six months) a home in Australia after 1 July 2000, and you cannot have owned a property before this time.
When you get the FHOG, you need to live in the property for a continuous six months within 12 months of the data that the certificate of occupancy is issued.
Victoria
Only new properties get first time buyers a grant in Victoria, as of 1 July 2013. A payment of $10,000 is available.
It is only available for properties that do not exceed $750,000 in value, apartment from properties on primary production land.
You must live in the property for 12 months continuously, within 12 months of settlement.
The reduction in duty is becoming increasingly attractive - initially, 20% was reduced on 1 July 2011, followed by 10% on 1 January 2013, 10% on 1 July 2013 and an upcoming 10% on 1 September 2014.
Western Australia
A $10,000 grant for first time buyers purchasing or building a new home has been available since September 2013. Those looking to buy an established property may be eligible for a $3,000 grant.
A cap to first home owner grants was introduced in early 2010. To be eligible for a grant, your home must cost less than $750,000, though this threshold increases to $1,000,000 if your home is located north of the 26th parallel. You can't receive a grant if you owned a residential property after 1 July 2000 and occupied it at all prior to 1 July 2004, or more than six continuous months after 1 July 2004. You must live in the property you're intending to buy with your grant for a continuous six months within 12 months of completion.
The Home Buyers Assistance Account, which can provide $2,000 in help, is an extra benefit for West Australian first timers. This $2,000 comes from interest paid on real estate agents' trust accounts. Essentially there for 'extra' fees around buying, like solicitor and valuation fees, you can only use it for properties costing $400,000 or less. Your purchase must be a established or partially-built home and you must live in the home for the first 12 months. You must purchase the property through a licensed real estate agent, have the loan financed through a lending institution. To be eligible it must also be your first property purchase in Australia.
First home owners also receive a discounted stamp duty rate. Established homes must not be worth more than $530,000 (as of July - this was previously $600,000) to receive the discount. No duty is payable up to $430,000 value (previously $500,000). Above that threshold, $19.19 per $100 is payable (previously $22.51). For vacant land, no duty is payable up to $300,000, and after this $13.01 per subsequent $100 is payable. For vacant land, you will need to pay this upfront and then retrieve a refund on receipt of the FHOG - once you have completed the build. The land cannot be worth more than $400,000.
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First home owners grants set for 2015 changes: State by state round up

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<div>
One of the biggest Western Sydney land developers, Perich Group managing director Tony Perich, says it would a "disaster" if interest rates were to go up 2-3%.
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"If its just 0.5%, I think we will be right," he recently told News Ltd papers.
The official cash rate is currently at a record low 2.5%.
Perich also thinks there are too many investors in the market who are pricing out first home buyers.
"It worries me a lot,’’ he told The Australian when asked about his fears of a potential housing bubble.
"People are going to start to get scared of the market. Are there too many investors in the market? There probably is.
"I worry about investors at times. First-home buyers should always be first in the line and they are not."
Perich, who has just been named the Urban Taskforce Property Person of the Year, said the market was "getting too expensive in a lot of areas".
The Perich family’s Greenfields Development Company has housing lots in Western Sydney, a 50% stake in the Narellan Town Centre, and the 1,100 hectare Oran Park Town project in south-west Sydney.
“What we have tried to do in the west and the south-west in particular is keep the land prices down. They are still very affordable. We haven’t pushed the prices up like everyone else has. You can still buy in our area for a reasonable price," he said.
"We could put a lot higher prices on our blocks and still sell them, but we haven’t.
"So if we can keep it at a sensible price, we think the market will keep coming out there.
"You can buy a block out there for $250,000 to $300,000. The price is going up, but not like it is everywhere else."
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