The ACT will become the first jurisdiction in Australia to abolish stamp duty for all first home buyers, with no income caps and no property price thresholds from 1 July.

The move, announced as part of the ACT Budget, completes a key election commitment from the Barr Government and removes what Chief Minister Andrew Barr described as one of the biggest barriers to entering the housing market. The reform forms part of the ACT's long-running transition away from transaction taxes and towards a broader-based property tax system.

"This budget marks a major milestone in our long-term tax reform program," Barr said, adding that the government had maintained a sustained focus on removing barriers to home ownership. He said stamp duty had long been one of the largest upfront hurdles facing buyers and that from July, "that barrier is gone" for first home buyers in the Territory.

[smartcode_project:default project_id=139989 project_image_fid=350986]

The changes come alongside a range of measures designed to encourage new housing supply, including support for the delivery of so-called "missing middle" housing such as terraces, townhouses and low-rise multi-unit developments.

The announcement has renewed debate around whether the ACT's approach could provide a blueprint for improving housing affordability nationally.

New research from OurTop10.com.au, conducted by Primara Research, suggests the Territory's decade-long reform agenda has produced outcomes unmatched elsewhere in Australia.

While stamp duty costs have increased by an average 67 per cent nationally over the past decade, the ACT has recorded growth of just 15 per cent, the lowest increase of any jurisdiction.

The Territory has also emerged as one of the strongest performers on housing delivery. Based on population-weighted housing targets, the ACT is sitting less than one per cent behind its target. Victoria is the next closest at seven per cent behind, while the national average sits 25 per cent below target. New South Wales is tracking 39 per cent behind.

The latest reform removes one of the final barriers facing first home buyers in Canberra.

[smartcode_project:default project_id=139989 project_image_fid=359152]

The average Australian home buyer currently pays $61,714 in stamp duty. In the ACT, that figure is $38,399 despite the Territory having the third-highest median house price in the country.

Until now, the ACT's first home buyer concession scheme only applied to purchases up to $1.02 million, around $51,000 below Canberra's median house price of $1.071 million. In practical terms, many first home buyers were unable to access the median-priced home without losing the concession.

From July, those restrictions disappear.

Every first home buyer in the ACT will pay no stamp duty, regardless of income or purchase price.

Canberra remains one of Australia's most expensive housing markets, with dwelling values increasing 82 per cent over the past decade. However, that growth ranks only 11th among Australia's 15 major housing markets, suggesting affordability pressures have been less severe than in many other parts of the country.

Simon Ma, CEO of OurTop10.com.au, said the latest reforms recognise that many first home buyers have simply outgrown thresholds set years ago.

"Many first home buyers aren't just looking for a way onto the ladder, they want a home their family can actually live in," Ma said.

"In a market where the median house price is over a million dollars, a concession scheme that cuts out at $1.02 million was never going to get them there.

"Removing the ceiling entirely means ACT first home buyers can now pursue the home they actually want, rather than limiting themselves to a price point designed for a very different market."

Whether other states follow remains to be seen. But at a time when most jurisdictions are struggling to improve affordability while also increasing housing supply, the ACT has quietly become the national test case for both.

15% stamp duty growth. Just 1% off the national housing target. Zero stamp duty for FHBs. Is the ACT the blueprint for the great Australian dream?

Joel Robinson

ACT abolishes stamp duty for first home buyers

A rooftop pool and spa overlooking the Brisbane CBD, private dining spaces, expansive landscaped gardens and a residents' lounge are set to crown <a href="https://www.apartments.com.au/new-apartments/callista-on-park-west-end-49-mollison-street-west-end-qld-4101">Callista on Park</a>, the final residential building within Brisbane's West Village precinct.

The rooftop amenity collection has been designed as an extension of the lifestyle already established throughout West Village, providing residents with a series of indoor and outdoor spaces that capitalise on the building's elevated position above West End.

A swimming pool and heated spa form the centrepiece of the rooftop offering, surrounded by landscaped gardens developed through a collaboration between developer Sekisui House and ASPECT Studios. The design incorporates expansive lawn areas surrounded by English garden-inspired planting.

[smartcode_project:default project_id=134800 project_image_fid=370648]

Residents will also have access to two barbecue and outdoor dining areas positioned to take advantage of views across Brisbane's skyline, neighbouring Mollison Park, and the surrounding inner-city landscape.

For larger gatherings, the rooftop includes a private dining room centred around a substantial stone island bench, complete with a full kitchen and a 10-seat dining table set beneath four-metre-high ceilings. The space has been designed to overlook both the rooftop gardens and the Brisbane CBD skyline.

A separate residents' lounge provides an additional indoor retreat connected to the broader rooftop amenity offering, creating another space for residents to work, relax or entertain guests.

[smartcode_project:default project_id=134800 project_image_fid=370647]

The attention to detail extends beyond the rooftop.

Upon arrival, residents will enter through a lobby featuring a bespoke ceiling light installation developed in collaboration between Sekisui House and Alcorn Middleton Architecture. The arrival experience is complemented by private resident mailboxes and carefully considered interior finishes designed to reflect the premium positioning of the building.

[smartcode_project:default project_id=134800 project_image_fid=372541]

The amenity offering forms part of Callista on Park, the final residential release within the decade-long transformation of the former Peters Ice Cream Factory site into West Village, one of Brisbane's most established mixed-use communities.

Designed by <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> and being delivered by <a href="https://www.apartments.com.au/builders/hutchinson-builders">Hutchinson Builders</a>, Callista represents the most premium residential offering within the masterplanned precinct.

Construction is now entering its final stages, with scaffolding beginning to come down and completion expected in the first quarter of 2027.

Prices for the three-bedroom plus MPR apartments start from just over $2.6 million.

[smartcode_project:default project_id=134800 project_image_fid=351535]

Callista will mark the final opportunity to purchase within West Village, where residents have direct access to more than 35 retail, dining, wellness and medical operators including Harris Farm Markets, Woolworths, Function Well and Goodlife Health Clubs, Metro Arts, and a growing collection of restaurants and cafés.

Located just 800 metres from the Brisbane CBD, the precinct also places residents within walking distance of South Bank, West End's dining scene, riverfront parklands and major public transport connections.

For Sekisui House, which has delivered more than two million homes globally, Callista serves as the concluding piece of the West Village masterplan, bringing together the precinct's heritage character, parkland setting and emphasis on walkability in a final collection of larger-format residences.

[smartcode_project_cta:default project_id=134800]

Rooftop pool, private dining and skyline gardens to crown West Village's final apartment release, Callista on Park

<a href="https://www.apartments.com.au/developments/wahroonga-nsw-2076">Wahroonga</a>’s enduring appeal has long been tied to its balance of bushland, established amenity, and access to some of Sydney’s most respected education and healthcare institutions.

Along Fox Valley Road, that combination is becoming increasingly sought after by buyers looking to remain connected to the Upper North Shore lifestyle while prioritising walkability, wellbeing, and convenience.

Developer Capital Corporation's initial vision of a 62-hectare site on Fox Valley Road was that they could create their own walkable community, bordered by&nbsp;more than 25 hectares of bushland and adjoining Coups Creek.

<img alt="Wahroonga" data-entity-type="file" data-entity-uuid="b84917a1-0d75-49b9-888c-ddf7ebfd6692" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/NEW2026_Wahroonga_Walkway.gif?VersionId=Gk3_xi5ssYfalmwuQQ5umQakddceC31j" />

<a href="https://www.apartments.com.au/new-apartments/the-residences-at-wahroonga-estate-169-fox-valley-road-wahroonga-nsw-2076">The Residences at Wahroonga Estate</a> draws directly on the area’s natural landscape, with walking trails and green corridors linking into sections of Lane Cove National Park. The surrounding network of bushwalks, cycling tracks, and reserves reinforces the suburb’s long-standing reputation as one of Sydney’s most nature-oriented residential pockets, while still maintaining close ties to village retail and transport infrastructure.

The address places residents within minutes of Wahroonga and Turramurra villages, where cafés, local grocers, boutiques, and everyday services support a highly localised lifestyle. Popular nearby venues including The Fox Café and Breeze Valley Café provide easy options for morning coffee or casual dining, while longstanding retailers such as IGA Wahroonga Fresh and Novella Fine Books continue to anchor the area’s village character.

&nbsp;

<img alt="Wahroonga" data-entity-type="file" data-entity-uuid="c4a950f7-4f05-4370-b360-b106359788e5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/2026_Wahroonga_Entry_Gates.gif?VersionId=7n5kh9ymu.azYEYDemJkPgiIAfSw44oj" />

Healthcare access remains one of the defining locational advantages of the estate. Sydney Adventist Hospital, known locally as The San, sits directly adjacent and is one of the largest and most respected private hospitals in New South Wales. The hospital precinct incorporates specialist medical services, radiology, physiotherapy, and outpatient care, contributing to growing buyer demand from downsizers and owner-occupiers seeking long-term convenience and peace of mind.

Research commissioned by Capital Corporation found that health and wellbeing considerations are increasingly influencing downsizing decisions, particularly among buyers wanting to remain within familiar neighbourhoods while accessing medical infrastructure more easily.

Education has also historically underpinned demand across Wahroonga and the broader Upper North Shore. The estate sits close to several of Sydney’s leading private and independent schools, including Knox Grammar, Abbotsleigh, Barker College, Pymble Ladies’ College, Ravenswood School for Girls, and Loreto Normanhurst. Co-educational options including Wahroonga Adventist School and Sydney Adventist School further strengthen the area’s appeal to established families looking for long-term schooling pathways within a tightly held catchment.

[smartcode_project:default project_id=135247 project_image_fid=262183]

Transport connectivity supports the suburb’s liveability without compromising its quieter residential character. Wahroonga and Turramurra train stations provide direct rail access into the Sydney CBD, while the nearby Pacific Highway and M1 motorway strengthen links across the North Shore and broader metropolitan area. At the same time, the heavily treed streetscape and low-density character continue to distinguish the precinct from more urbanised parts of Sydney.

The Residences at Wahroonga Estate forms the first stage of <a href="https://www.apartments.com.au/developers/capital-corporation">Capital Corporation</a>’s broader masterplanned vision for the precinct, delivered alongside the Seventh-day Adventist Church.

[smartcode_project:default project_id=135247 project_image_fid=364995]

Designed by <a href="https://www.apartments.com.au/architects/group-gsa">GroupGSA</a> with interiors by <a href="https://www.apartments.com.au/interior-designers/coco-republic-interior-design">Coco Republic</a>, the development integrates landscaped communal spaces including a pet-friendly Green Spine, resident lounge, BBQ pavilion, and direct bushland access, reinforcing the project’s focus on outdoor connection and community-based living.

Now under construction by Gold Star iCIRT-rated builder <a href="https://www.apartments.com.au/builders/dasco-australia">DASCO</a>, The Residences at Wahroonga Estate will deliver a collection of one, two, and three-bedroom apartments priced from $990,000, with completion anticipated in 2027.

[smartcode_project_cta:default project_id=135247]

Capital Corporation to cater to Upper North Shore downsizers by creating walkable community at The Residences at Wahroonga Estate

Roseville's apartment market is poised for a new wave of development, with several projects expected to launch in the coming months following the NSW Government's push to increase housing density around key transport hubs.

One of the first cabs off the rank is expected to be Vermont Property Group's <a href="https://www.apartments.com.au/new-apartments/the-henry-19-shirley-road-roseville-nsw-2069">The Henry</a>, 60 apartments on Shirley Road, designed almost exclusively for local downsizers looking to remain in the area.

The seven-storey development is one of the first projects approved in Ku-ring-gai under the NSW Government's original Transport Oriented Development policy, which unlocked additional housing opportunities within walking distance of train stations.

<img alt="The Henry" data-entity-type="file" data-entity-uuid="519f1c01-f7f3-40b9-ac2c-13d8c362e118" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-16%20at%209.00.18%E2%80%AFAM.png?VersionId=PeoHld8aqTGR0V0txEWt0ewkRd946gu8" />

Vermont Property Group Directors Patrick McNamee and Patrick Caruso say The Henry builds on the success of the group's previous projects, where larger apartment configurations have consistently resonated with owner-occupier buyers.

"Nearly every apartment at The Henry is a three-bedroom residence," McNamee says.

"We've found that downsizers in this market aren't looking to compromise on space. They want the ability to entertain, accommodate visiting family and maintain the lifestyle they've become accustomed to in a house, just without the maintenance."

<img alt="Roseville" data-entity-type="file" data-entity-uuid="b2a25633-d8f3-4faa-bcc0-11b8cabb7fd3" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-16%20at%209.00.25%E2%80%AFAM.png?VersionId=hEzRULHSAtBnp23oQMLVuESUw.cI73OG" />

Positioned on Shirley Road, The Henry occupies a unique location on the edge of the TOD precinct where development controls taper away from the site. The result is extensive district views from much of the building, with many apartments capturing outlooks towards the North Sydney skyline and CBD.

"The site sits right on the edge of where the floor space ratio falls away in every direction," McNamee says.

"That means the majority of apartments enjoy open outlooks that are unlikely to be built out in the future, which is becoming increasingly rare in Sydney."

A significant focus for Vermont during the design process was the building's amenity offering, particularly as buyer expectations have evolved since the developer delivered its over-55s community Belvedere in Dural.

"There's been a huge shift towards wellness," Caruso says.

"But with every buyer likely to be a downsizer, there needs to be greater scrutiny around what amenities are included.

"What we've found from speaking with previous purchasers and the broader market is that downsizers are sensitive to paying strata levies for facilities they won't use. Every amenity at The Henry has been selected because it aligns with how our buyers actually want to live."

<img alt="Henry" data-entity-type="file" data-entity-uuid="697aeda9-f4a6-4d9a-82fd-8050e16d9036" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-16%20at%209.00.14%E2%80%AFAM.png?VersionId=xc8CPpYIGnlxStmkPE.LCO9MhdrZHphu" />

The amenity offering is headlined by a rooftop pool, a feature rarely seen in the Lower North Shore apartment market. The rooftop also incorporates barbecue facilities, outdoor dining spaces and landscaped entertaining areas designed to take advantage of the elevated outlook.

Residents will also have access to a cinema room, residents' lounge and a wellness centre featuring a sauna, cold plunge, gymnasium and massage room.

The Henry takes its name from William Henry, an early Lane Cove settler and emancipist, as a nod to the area's rich local history. Pre-release sales have commenced through Wiseberry agent Scott Matthews.

Roseville is expected to see significant buyer interest in the coming months, with Aqualand also set to launch&nbsp;<a href="https://www.apartments.com.au/new-apartments/boronia-by-aqualand-roseville-2-4-larkin-street-roseville-nsw-2069">Boronia by Aqualand</a>, 111 apartments near The Henry on Larkin Street.

Hyecorp, which is currently delivering <a href="https://www.apartments.com.au/new-apartments/juliet-roseville-64-pacific-highway-roseville-nsw-2069">Juliet</a> near Roseville Station, also has a <a href="https://www.apartments.com.au/new-apartments/16-24-lord-street-roseville-nsw-2069">new project in the area</a>, set to launch later this year. That will have over 260 apartments.

Vermont plots The Henry launch ahead of Roseville apartment boom

Brisbane-based developer <a href="https://www.apartments.com.au/developers/azure">Azure</a> is has been greenlit for its $115 million residential project within the Gold Coast Health and Knowledge Precinct in Southport

Following the acquisition of the site at <a href="https://www.apartments.com.au/new-townhouses/1-clarke-street-southport-qld-4215">1 Clarke Street</a> in October 2025 with development application Lodgement in January 2026, Azure has been granted approval for the 114 terraces which will form the final stage of the wider Lumina development.

“It’s a fantastic milestone for us to receive the green light on our second Gold Coast project,” said Trent Keirnan, Founder of Azure.

“The Gold Coast continues to evolve, with demand for considered, high-quality residences at an all-time high. This project has been thoughtfully shaped to respond to that demand.

“We’ve worked closely with Economic Development Queensland to bring this project forward, and the collaboration has been both proactive and highly considered. Their shared commitment to quality housing outcomes has enabled a streamlined approvals process and a strong result for the precinct.”&nbsp;

Appealing to a wide demographic, the project will deliver a range of two- and three-storey designs comprising a collection of three-bedroom terrace homes as well as one- and two-bedroom apartment-style residences. The designs by <a href="https://www.apartments.com.au/architects/plus-studio">Plus Studio</a>&nbsp;focus on&nbsp;“urban coastalism”.

Residents will have access to an array of lifestyle amenities, including a resort-style pool with multiple lounging zones and landscaped gardens.

The residential offering will support the thriving Health and Knowledge Precinct, which includes Griffith University, Gold Coast University Hospital, Gold Coast Private Hospital and the new RDX Lumina and Proxima Towers, which are home to a range of health, education and research tenancies, including a 200-place childcare centre.

Azure aims for an off-market release for the project in the third quarter of this year, at the same time as construction is anticipated to start.

Azure approved for new townhouse development in Southport

Bella Vista

Just seven weeks after the rezoning of the Bella Vista precinct, Sydney developer Landen has filed plans to create a six-building project just off Old Windsor Road.

The project at 40 Memorial Avenue, an 18,790 sqm site Landen secured toward the back end of last year, will have 244 apartments and will take advantage of the rezoning, which now allows for a mix of R4 high-density residential and R3 medium density residential.

<img alt="Landen" data-entity-type="file" data-entity-uuid="c4f99e71-e006-456b-9d32-ffc4feeb82e4" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202023-02-08%20at%202.41.12%20pm.png?VersionId=tP_QwxysXx2a93KKmMzmrqqlUvrfzWiD" />

The six buildings will rise between five and seven storeys, and will sit in 9560 sqm of landscaping, almost half of the size of the site.

Just over 20 per cent of the development will be one-bed apartments (50 units), a mix of smaller and larger configurations (some at 58 sqm).

Nearly 60 per cent of the apartments on offer will be two-bedders (127 units), again with a collection of larger two-bed apartments at 110 sqm.

The remanining apartments are three bedrooms (47), and will have some larger product spanning 135 sqm. There will also be a handful of two-level townhomes.

In the design statement submitted to the Hills Shire Council, architecture firm Turner said the&nbsp;architectural form seeks to acknowledge its surroundings in its design strategy.

<img alt="Bella Vista Landen" data-entity-type="file" data-entity-uuid="e04f0a3f-3302-489c-a109-3dec63ea303c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202023-02-08%20at%202.41.19%20pm.png?VersionId=A8ZQFSUumGg_G8T9m_Utyv9fD.js0cLM" />

"The proposed development will provide a built environment suited to the context that responds to the desired future characteristics of the area, while taking cues from the existing context in terms of landscaping and materials."

They cited the local Bella Vista Farm, which was established in the late 1700s, as an inspiration for their design of the new project.

"The proposed design seeks to be place-specific and connected to the history of the area. We aim to reinterpret historical references in a new and contemporary manner."

It's the homestead in particular Turner reference.

<img alt="Turner" data-entity-type="file" data-entity-uuid="28492b44-0c76-4345-b095-d9f5ea0f45ef" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202023-02-08%20at%202.50.06%20pm.png?VersionId=_2hXCRZDrFE.j6aAusdiRiWDsQzLZkYU" />

"Due to its cultural significance to the nation, Turner feels it is appropriate for the proposal to pay homage to the existing landscape, use and architecture of the area by setting buildings within the landscape and taking design cues from Australian vernacular architecture as exemplified by this two-storey homestead within the Bella Vista Farm complex."

The project will be delivered in three phases; the first demolition and two new roads, and half of the buildings. The final three buildings, including a landscaped podium with a resident swimming pool connecting two buildings, will be part of phase two. Phase three will see a community area and park developed.

There will be sustainability initiatives at the project, including provisions for 100 per cent charging EV, low e-glazing, and bicycle parking.

The project, to be delivered in three phases, will have 244 apartments and will take advantage of the rezoning, which now allows for a mix of R4 high-density residential and R3 medium density residential.

Landen plot $107 million, 224-apartment development in Bella Vista after rezoning

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Earth works have commenced on a new masterplanned residential community on Fairway Drive adjoining Bella Vista Waters in Norwest. 
Essentia is being developed by Mulpha.  
Designed with lifestyle in mind, the six hectare estate will comprise a mix of 33 large 700 square metre home sites and 74 architect-designed town homes.
They will be set around a landscaped central park complete with swimming pool, gym, yoga area and clubhouse.
A landscaped riparian corridor with natural waterway will wind through the estate.  
Mulpha Norwest Executive General Manager, Tim Spencer said Norwest was evolving into one of Sydney’s most vibrant communities, with its plans for extensive community facilities, rapid transit, public open space, activated public parks and plazas and a vibrant social, food and entertainment scene.
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The new Norwest and Bella Vista metro stations are located within walking distance and due to open in 2019, connecting Norwest with the city and all areas of Sydney.
The first stage release of large home sites are on sale with registrations of interest being taken for the town homes. 
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New residential community planned for Essentia in Norwest

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Commonwealth Gold Medallist and former Australian netball captain, Liz Ellis joined Mayor of The Hills Shire Council, Clr Dr Michelle Byrne to open Quest Bella Vista at 24 Norbrik Drive within the Norwest Business Park.
Quest Bella Vista is the second largest property in the Quest network.
Quest national sales operations manager Tim Cross said Quest Bella Vista has already experienced full occupancy on several occasion since opening at the end of June, seeing high occupancy consistently for the remainder of 2016. 
Quest Bella Vista Franchisees, father and son team Kamal and Sagar Verma, have been the franchisees of Quest Dubbo since late 2015, with Sagar adding Bella Vista is establishing a reputation as a highly sought after business centre for companies to base themselves.
"It is such an amazing opportunity as we see Bella Vista continuing to develop, fueled by the Norwest Business Park that hosts a number of large national and international companies," he said.
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Mayor Michelle Byrne officially welcomed Quest on behalf of The Hills Shire Council and said the Sydney Hills is one of the fastest-growing regions in NSW.
"Tourism is a vital industry, contributing around $342 million to our economy and employing more than 2000 people," she said.
"I congratulate Quest and I’m sure they will help to drive our visitor economy."
Quest Bella Vista features 147 one, two and three-bedroom apartments over seven levels, with contemporary conference facilities, an onsite gymnasium and car parking.
 
 
For more information, <a href="https://www.questapartments.com.au/Accommodation/485/Australia/Sydney_Suburbs/Quest_Bella_Vista/Facilities.aspx" target="_blank">click here</a>.
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jonathanchancellor-7SQnKwU6yx

Commonwealth Gold Medallist Liz Ellis joins Mayor Byrne to officially open Quest Bella Vista

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Mirvac Group has exchanged contracts for the sale of 1 Woolworths Way, Bella Vista for $336.45 million, representing a yield of 6.07 percent.
As part of the transaction, Mirvac Projects will remain responsible for the delivery (including cost) of a new multi-story carpark via a development management agreement.
The Woolworths headquarters at 1 Woolworths Way is located 30 kilometres north-west of the Sydney CBD within Norwest Business Park.
It is 100 per cent leased to Woolworths Limited until 2031 with Woolworths recently signing a new 15-year lease extension.
South Korean-based property investors, advised by Inmark Asset Management, bought the property which was marketed by Paul Noonan, Rob Sewell and Simon Storry of JLL and Graeme Russell, Ian Hetherington and Ben Azar of Savills.
It had a recent book value of $250 million before the new lease and before the envisaged car parking arrangement.
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