Young first home buyer Elycia didn’t expect to become a property investor when she purchased an off the plan townhouse at Development Victoria’s <a href="https://www.urban.com.au/new-townhouses/luma-sunshine-north-247-st-albans-road-sunshine-north-vic-3020">LUMA</a> masterplanned community in <a href="https://www.urban.com.au/developments/sunshine-north-vic-3020">Sunshine North</a> several years ago.

“I’d been saving for a while, and it felt like a good time to get into the market,” Elycia said of her purchase.

When she visited the display suite, she could immediately see herself living there, thanks to the variety of thoughtfully designed floorplans.

“I fell in love with how the floorplans were laid out — especially how the living room was positioned quietly away from the kitchen and dining area,” she said.

[smartcode_project:default project_id=27783 project_image_fid=96896]

Having watched her parents build a home from scratch, Elycia was grateful for a simpler path.

“I wanted something with as few choices as possible. Just pick a colour scheme and go,” she said. “You didn’t have to pick bricks, carpet, or underlay — it was all done.”

She selected the light colour scheme and opted for a few upgrades like a premium benchtop, but kept most fixtures standard.

[smartcode_project:default project_id=27783 project_image_fid=255556]

While COVID lockdowns delayed the delivery of her three-bedroom home near Sunshine Station, Elycia, a teacher, said <a href="https://www.urban.com.au/developers/development-victoria">Development Victoria</a> was transparent throughout the process.

The fact that Development Victoria is operated by the Victorian Government was a big reason I felt confident buying from them,” she said, adding that she was pleased with their clear communication around the delays, which were widely felt across the building industry.

“It felt slow at times, but once I could physically see the building taking shape, it all started to feel real.”

Importantly, the original purchase price remained unchanged — something Elycia appreciated.

“There weren’t any extra costs passed on to us. I’d paid my deposit, and the balance stayed the same," she said.

[smartcode_project:default project_id=27783 project_image_fid=350574]

Elycia had planned to move in and transfer schools once the build was complete in 2025. But life — and opportunity — had other ideas.

“On settlement, I stayed in the home for one night just to take it all in — to feel a sense of accomplishment for doing this by myself,” she said. “It’s now for someone else to enjoy.”

Development Victoria is currently delivering Stage Two of the LUMA masterplan, located between Ginifer and Albion train stations.

The townhouses vary in configuration and design, ranging from one to four bedrooms, and are designed to be all-electric, featuring solar PV, double glazing, and a minimum 7-star NatHERS rating.

A new public park and future links to the broader Sunshine Precinct — set to become a major employment and infrastructure hub — positions LUMA residents to take full advantage of being in a long-term growth corridor with increasing appeal for a wide range of buyers.

[smartcode_project_cta:default project_id=27783]

Joel Robinson

First home buyer turned investor: How young teacher Elycia bought her home at LUMA in Sunshine North

Longstanding Sydney developer <a href="https://www.urban.com.au/developers/northland-group">Northland Group</a> has delivered two of the most confidence-boosting signals in the off-the-plan property market: launching their new development well after construction is underway, and securing Resilience Insurance’s 10-year Latent Defects Insurance.

Their latest project, Central Quarter in Merrylands, is already well on track to deliver 194 one-, two-, and three-bedroom apartments, along with a retail and commercial podium, by early to mid-2026.

A major bonus for buyers is that Northland is both the developer and builder, meaning they’re responsible for the full delivery and quality control of the project.

[smartcode_project:default project_id=5660 project_image_fid=343727]

Apartments start from just under $600,000, with two-bedrooms priced under $750,000 — making them particularly popular with first home buyers, who benefit from no stamp duty under the NSW Government’s $800,000 threshold.

Each residence features modern finishes, including laminate timber flooring, plush carpeting, and zoned air conditioning in all bedrooms and living areas. Open-plan living and dining areas extend to tiled balconies, maximising natural light and seamless indoor-outdoor living.

Kitchens are equipped with premium Smeg appliances and Villeroy &amp; Boch tapware, while bathrooms offer fully tiled finishes, polished chrome fittings, and soft-close cabinetry.

[smartcode_project:default project_id=5660 project_image_fid=343730]

Central Quarter is one of the most connected developments in Merrylands — and potentially in all of Western Sydney. Located on Pitt Street, the building sits directly next to Merrylands Station (just 35 minutes by train to the CBD), the Merrylands bus interchange, and across the road from Stockland Merrylands, home to nearly 200 retailers.

Northland is also bringing new amenity to the base of the building, securing major fast food operators, a 24/7 gym, and other local service providers to further activate the precinct.

[smartcode_project:default project_id=5660 project_image_fid=343732]

The biggest advantage for buyers at Central Quarter is the inclusion of Resilience Insurance’s 10-year Latent Defects Insurance — a major shift in buyer protection and industry transparency.

This structural warranty protects purchasers against significant issues related to structural elements, waterproofing, and essential systems like electrical and plumbing. Unlike traditional strata bonds, Latent Defects Insurance is purchased by the developer, activated at completion, and includes independent inspections throughout the build — helping to identify and rectify problems before handover.

[smartcode_project_cta:default project_id=5660]

Apartments start from just under $600,000, with two-bedrooms priced under $750,000 — making them particularly popular with first home buyers, who benefit from no stamp duty under the NSW Government’s $800,000 threshold.

Northland launches Central Quarter, Merrylands' first new apartment development with Resilience 10-year Latent Defects Insurance

Local Gold Coast developer&nbsp;<a href="https://www.urban.com.au/developers/aniko-group">Aniko Group</a> has officially launched the first stage of The Landmark, a $2.5 billion masterplanned, mixed-use development in Mermaid Beach.

With construction now underway, the project marks one of the most ambitious and transformative undertakings in Queensland’s recent history.

[smartcode_project:default project_id=134338 project_image_fid=311027]

The Landmark will comprise four towers with a mix of apartments, premium commercial space, fine dining, and a 5-star internationally branded hotel.

The first stage of the project will complete in 2027,&nbsp;through Aniko's own construction arm, Aniko Constructions. 240 apartments are part of the first release.

George Mastrocostas, Founder and Managing Director of Aniko Group, said the project has been years in the making.

"[It]&nbsp;embodies our long-held aspiration to create something truly exceptional,” Mastrocostas said.

“To simultaneously launch and begin construction on <a href="https://www.urban.com.au/new-apartments/the-landmark-mermaid-beach-14-seaview-avenue-mermaid-beach-qld-4218">The Landmark</a> represents more than just a milestone; it’s a clear and confident statement about our intent and capability."

“Having our in-house construction team build The Landmark allows us to maintain oversight across every detail and progress with absolute confidence, even as the broader industry faces significant headwinds.”

[smartcode_project:default project_id=134338 project_image_fid=311028]

Located on the corner of Seaview Avenue, the site places residents within walking distance of Pacific Fair, The Star Casino, and the bustling precincts of Broadbeach and Mermaid Beach.

Created in collaboration with acclaimed design firm <a href="https://www.urban.com.au/architects/plus-architecture">Plus Architecture</a>, the residences feature spacious two- and three-bedroom layouts, many with dedicated study nooks, designed to capture panoramic views of the coastline, hinterland, and cityscape.

A suite of amenities will be available exclusively to residents, including a lagoon pool, pickleball court, golf simulator, arcade, Pilates studio, spa, sauna, and a state-of-the-art gym.

[smartcode_project:default project_id=134338 project_image_fid=311033]

“We’ve imagined The Landmark as far more than a place to live, it’s a lifestyle precinct that brings together community, wellness, entertainment, and world-class design,” Mastrocostas added.

“We’re proud to contribute something of enduring value to the Gold Coast. This development will generate jobs, elevate expectations, and enrich the urban fabric of our city. It’s a privilege to play a role in shaping that future.”

Construction of stage one is now underway.

[smartcode_project_cta:default project_id=134338]

George Mastrocostas, Founder and Managing Director of Aniko Group, said the project has been years in the making

Aniko Group breaks ground on $2.5 billion The Landmark in Mermaid Beach

Searching for your first home can often be a lengthy process — but not for Melburnian Josh Rothwell, who wasn’t even actively looking when he stumbled across the sales office for <a href="https://www.urban.com.au/new-townhouses/olio-officer-corner-of-bridge-road-and-coxon-street-officer-vic-3809">Olio Officer</a>, a new masterplanned community by <a href="https://www.urban.com.au/developers/development-victoria">Development Victoria</a> in Melbourne’s South East Growth Corridor.

“There wasn’t really much of a thought process,” Josh recalled. “I just happened to walk past the display office on my way home from work one day.”

He said he wasn’t armed with a checklist or detailed questions — his curiosity was simply piqued by the location, close to where he grew up.

[smartcode_project:default project_id=84641 project_image_fid=161917]

“I wasn’t going in with a checklist. It wasn’t even a fact-finding mission. I was probably one of the least likely people to walk in and end up buying. But once I learned more about Olio, it all just started to make sense.”

Josh ended up purchasing a three-bedroom home early in the first stage of the development, well before construction was complete.

“I’ve always preferred new builds over older homes,” he said, adding that the financial structure of buying off the plan suited his situation and steady income.

[smartcode_project:default project_id=84641 project_image_fid=161916]

Once he decided he wanted to buy near his family home, Josh broadened his search and visited other masterplanned communities in the area.

However, it was the credibility of the Development Victoria brand that ultimately won him over.

“Knowing that Development Victoria was behind the project gave me a lot of confidence. It’s not just a one-off developer — they stand behind what they build and can’t disappear if something goes wrong.”

[smartcode_project:default project_id=84641 project_image_fid=211732]

The location was another key factor. Josh works in Mulgrave, and the connectivity of <a href="https://www.urban.com.au/developments/officer-vic-3809">Officer</a> made the commute easy.

“It’s a straight drive down the Monash, or I can jump on a train at Officer Station — which is right across the road — and be in the city.”

Josh bought in 2021, when interest rates were at historic lows. While rates have since increased, he said buying off the plan gave him time to save during the construction period, making the transition manageable when it came time to settle.

“It was a chance encounter, but I’m glad I walked into the sales office that day. The home works perfectly for my lifestyle,” he said. 
Development Victoria is currently delivering Stage Two of Olio. Over 90 homes were completed in Stage One, which also includes a central neighbourhood park. Homes in Stage Two are now selling, with prices starting from under $500,000.

From passing curiosity to first home buyer: Josh’s journey to Olio Officer

Luxury builder-developer GRAYA is continuing its push to deliver high-end apartment living to Brisbane’s inner-ring suburbs.

Led by brothers Rob and Andrew Gray, <a href="https://www.urban.com.au/developers/graya">GRAYA</a> is making its mark in <a href="https://www.urban.com.au/developments/hamilton-qld-4007">Hamilton</a>, a suburb where the team has already delivered Scorpia and Larq, two of the suburb's most impressive homes.

Their latest vision is in the multi-residential space, with a bold new mixed-use development planned for 63-71 Racecourse Road — a prominent 3,614 sqm site that also incorporates 12 Balowrie Street.

The proposed development, dubbed <a href="https://www.urban.com.au/new-apartments/the-gallery-63-71-racecourse-road-hamilton-qld-4007">The Gallery</a>, will feature 37 apartments across four storeys — a mix of nine two-bedroom and 28 three-bedroom residences — and will be topped by an 800 sqm rooftop retreat complete with a pool. At ground level, eight boutique retail spaces will activate the street.

<img alt="Galley" data-entity-type="file" data-entity-uuid="43ebd632-e789-4a6b-91b9-2203d9b33888" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-06-11%20at%2011.23.08%E2%80%AFAM.png?VersionId=TrTRwggvE1dgilrQdIURyaheNPyly8Wm" />

“Occupying a pivotal corner of Hamilton’s Racecourse Road, The Gallery introduces a layered precinct that responds to both place and climate,” said architects bureau^proberts in the planning documents.

“Designed as both a civic anchor and a place of connection, the project reimagines the traditional high street through a contemporary Queensland vernacular — delivering a vibrant, village-like environment that draws from architecture, landscape, and community.”

The development occupies an entire street block at the intersection of Racecourse Road and Kent Street, establishing a strong civic presence while echoing the area’s architectural heritage. Drawing from the timber Queenslanders that populate Hamilton’s hillsides and the masonry buildings at either end of the high street, the design combines broad verandahs, green trellises, and finely crafted stone plinths to create a subtropical character unique to the precinct.

At ground level, laneway-style retail pods inspired by European villages are nestled beneath the concrete undercroft, forming a lushly landscaped market environment, bureau^proberts says. Pedestrian paths wind through the site to a green central courtyard — the heart of the development and a key public-facing element.

“As a catalytic project for Racecourse Road, The Gallery is more than a building — it is a place of activation, engagement, and renewal,” bureau^proberts added.

“Through a design-led approach that fuses subtropical architecture with lush greenery and artisanal retail, it sets a new benchmark for high-quality, community-oriented development in Hamilton.”

<img alt="Galley" data-entity-type="file" data-entity-uuid="fcf4f5b3-69dc-42c7-8cde-b8e95f6935b4" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-06-11%20at%2011.23.14%E2%80%AFAM.png?VersionId=ENB7sm_MTZZNwWbSQyD_RbP3Pl1GzWIR" />

At the core of The Gallery’s identity is the Stone Arbour — a series of sculpted stone plinths at street level that ground the building in both place and history. These robust elements draw from the corbelling techniques found in nearby heritage fences and public buildings, as well as the Hamilton Tuff stone that defines the area’s geological character.

GRAYA has become one of South East Queensland’s most recognisable luxury developers in the last few years.

While originally focused on bespoke homes in Brisbane’s most prestigious suburbs — including Teneriffe, New Farm, and Paddington — the company has successfully expanded into multi-residential projects in both Brisbane and the Gold Coast.

Notable developments include two New Farm projects, <a href="https://www.urban.com.au/buildings/maison-new-farm-60-moray-street-new-farm">Maison</a> and <a href="https://www.urban.com.au/buildings/chalk-by-graya-228-230-moray-street-new-farm">Chalk</a>, and <a href="https://www.urban.com.au/buildings/canvas-bulimba-30-love-street-bulimba-qld-4171">Canvas</a> in Bulimba. They recently launched their first true high-rise,&nbsp;<a href="https://www.urban.com.au/new-apartments/enclave-by-graya-118-old-burleigh-road-broadbeach">Enclave</a> in Broadbeach, selling half of the 23 apartments on its launch.

Their other Gold Coast developments include Ripple and <a href="https://www.urban.com.au/new-apartments/kloud-palm-beach-154-jefferson-lane-palm-beach">Kloud</a>, both in Palm Beach.

The proposed development, dubbed The Gallery, will feature 37 apartments across four storeys

First look exclusive: GRAYA expands Hamilton presence with The Gallery apartments

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.

Urban Editorial

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?

Consistency hasn’t been a word used to describe Melbourne’s property market in recent years — at least, not in a positive way.

For a time, it was consistently the worst-performing capital city property market nationally. While values rose across most of Australia, the Victorian capital not only lagged behind but even went backwards.

However, the tide has turned since the start of the year, with the market bottoming out around the same time the RBA delivered its first rate cut.

The June Home Value Index by Cotality (formerly CoreLogic) showed unit values grew by 0.4 per cent in May, continuing the same growth pattern seen in both March and April.

The off-the-plan property market has benefitted from the broader upswing — fuelled not only by rate cuts, but also by extended stamp duty concessions, increased construction confidence, and more new projects entering the pipeline.

&nbsp;

<h2>What happened in Melbourne’s off the plan apartment market in May?</h2>

May marked the extension of the VIC Government's stamp duty abolition. Originally launched in October last year, the scheme allows buyers to pay no stamp duty on any new or off the plan apartment, regardless of price.

Initially set to run until October 2025, the recent VIC budget announced it would be extended to October 2026.

The $61 million initiative aims to reduce upfront costs for buyers and accelerate the construction of new apartments and townhouses across the state. The expanded concession has already saved buyers an average of $24,517, with no price caps or eligibility restrictions.

Read more: <a href="https://www.urban.com.au/news/vic/vic-government-extend-stamp-duty-abolition-for-off-the-plan-properties-to-october-2026">VIC Government extend stamp duty abolition for off-the-plan properties to October 2026</a>

Some of Melbourne's leading developers were active in May. Design-led developer Milieu launched their third active development, marking a return to Brunswick, where they’ve already delivered four projects.

Their fifth, Saxon Street by Milieu, will bring 77 apartments to the heart of the Merri-bek Arts and Culture Precinct.

The nine-level building has been designed with sustainability and cultural integration in mind, featuring a 7.5-star NatHERS average rating and all-electric infrastructure.

[smartcode_project:default project_id=136434 project_image_fid=348839]

Located near Brunswick Baths, Balam Balam Place, and the local library, Saxon Street aligns with the council’s vision to transform the area into a civic and cultural hub.

Read more: <a href="https://www.urban.com.au/news/vic/saxon-street-by-milieu-to-bring-new-housing-and-urban-design-to-brunswick-s-cultural-core">Saxon Street by Milieu to bring new housing and urban design to Brunswick’s cultural core</a>

&nbsp;

National developer <a href="https://www.urban.com.au/developers/lendlease-development">Lendlease</a> broke ground on <a href="https://www.urban.com.au/new-apartments/ancora-at-collins-wharf-docklands-971-collins-street-docklands-vic-3008">Ancora</a> at Collins Wharf in May — a strong signal of confidence in the market.

The 28-level tower in Docklands, already over 50% sold, is the third residential building in the six-stage Collins Wharf precinct, which will eventually deliver 1,800 residences and 5,000 sqm of parkland.

[smartcode_project:default project_id=9779 project_image_fid=318931]

Read more: <a href="https://www.urban.com.au/news/vic/lendlease-commences-construction-at-ancora-collins-wharf">Lendlease commences construction at Ancora Collins Wharf</a>

There was another significant construction milestone in May with the commencement of the Fishermans Bend Innovation Precinct — a $180 million government-led initiative set to anchor Australia’s largest urban renewal project.

With infrastructure now underway, the 480-hectare site is being primed to support 80,000 residents and 80,000 workers by 2050.

<img alt="Construction begins at Fishermans Bend Innovation Precinct" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_auto/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Screenshot%202025-05-19%20at%2010.16.26%E2%80%AFAM.png?VersionId=5gdJMw44gZyeda9qDGf1DgIpWyn9fFHW" />

Central to the precinct will be the University of Melbourne’s new School of Engineering and Design, opening in 2026. The campus will foster collaboration between students, researchers, and industry leaders, with a strong focus on applied knowledge and practical solutions.

Read more: <a href="https://www.urban.com.au/news/vic/construction-begins-at-fishermans-bend-innovation-precinct">Construction begins at Fishermans Bend Innovation Precinct</a>

&nbsp;

At the top end of the market, <a href="https://www.urban.com.au/developers/orchard-piper">Orchard Piper</a> and joint venture partner NPACT secured a $20 million sale for the penthouse at <a href="https://www.urban.com.au/new-apartments/one-toorak-place-7-19-carters-avenue-toorak-vic-3142">One Toorak Place</a>, setting a new record for the suburb.

<img alt="Orchard Piper secures $20m record-breaking penthouse sale at One Toorak Place" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_auto/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Screenshot%202025-05-22%20at%208.59.36%E2%80%AFAM.png?VersionId=V34dKvksgifBKxssOVmnNqO8iPVSPxrE" />

Spanning 560 sqm, the five-bedroom residence includes a private wellness zone and an eight-car garage — redefining apartment living in Melbourne’s most exclusive postcode.

The sale also reflects growing demand for luxury off the plan homes with hotel-style amenities. Construction begins later this year, and the project will deliver 47 residences, plus new retail and dining, including a venue by restaurateur Chris Lucas, to revitalise Toorak Village.

Read more: <a href="https://www.urban.com.au/news/vic/orchard-piper-secures-20m-record-breaking-penthouse-sale-at-one-toorak-place">Orchard Piper secures $20m record-breaking penthouse sale at One Toorak Place</a>

City Beat May 2025: Melbourne units continue recovery as stimulus and construction confidence drives off the plan market

International DJ Paul Fisher and wife Chloe put a significant emphasis on health, balance, and calm, as much as they did architectural excellence when planning their maiden new Gold Coast apartment development.

The result is <a href="https://www.urban.com.au/new-apartments/pescado-palm-beach-228-230-jefferson-lane-palm-beach-qld-4221">Pescado</a>, just seven luxury apartments designed in collaboration with renowned <a href="https://www.urban.com.au/architects/bda-architecture">BDA Architecture</a>.

For the Fishers, who will retain the two-level penthouse, Pescado is a deeply personal undertaking shaped by their commitment to health and wellbeing.&nbsp;

“Looking after our health and wellbeing is essential for us, it keeps us grounded and connected,” Fisher said.&nbsp;

“Anyone who knows me knows that wellness plays a huge part in my daily life, whether it’s training, surfing, breathwork, or recovery sessions.&nbsp;

“We wanted Pescado to capture that same feeling: a place that brings an immediate sense of calm, while offering real tools to support your wellness journey, from the ice baths to the gym and beyond.&nbsp;

“This is a home designed to help people feel their best every single day, with nature right on the doorstep.&nbsp;

“Whether it’s peaceful walks on the sand, early morning surfs, or heading into the hinterland for hikes and swims in Currumbin and Tallebudgera’s waterfalls, it’s these simple, grounding rituals that shaped the vision for Pescado.”

[smartcode_project:default project_id=149651 project_image_fid=342045]

Wellness features are woven through Pescado’s design, including a resort-style pool, state-of-the-art gym, cold plunge pools, and peaceful BBQ and dining spaces – all designed to foster relaxation, vitality, and connection.&nbsp;

Chloe Fisher, who led the interiors, said functionality and wellness have been paramount in every design decision.&nbsp;

“It’s about creating a home that makes you feel good every day,” said Mrs Fisher.&nbsp;

“We’ve thought carefully about how each space works, not just how it looks – using organic textures, neutral tones, and premium appliances to ensure every detail contributes to a sense of ease and comfort.”

[smartcode_project:default project_id=149651 project_image_fid=342044]

Each residence features three bedrooms, a multi-purpose room, and three bathrooms, with expansive open-plan layouts, generous outdoor areas, and high-end finishes that blend elegance with liveability. Kitchens are fitted with Gaggenau appliances, offering the ultimate in performance and precision, reinforcing Pescado’s commitment to quality at every level.&nbsp;

Darren Greenaway, Director of BDA Architecture, said the building’s wave-inspired design reflects the journey from energy and movement to calm and restoration.&nbsp;

“Our goal was to create a building that immediately evokes a sense of peace,” Greenaway said.&nbsp;

“From the soft, flowing forms of the façade to the light-filled interiors, every element is designed to provide residents with a true sanctuary.”&nbsp;

[smartcode_project:default project_id=149651 project_image_fid=342041]

The collaboration between YLB Property Development and local builder <a href="https://www.urban.com.au/builders/hnkn">HNKN</a> ensures construction will progress smoothly, with a focus on craftsmanship and attention to detail.&nbsp;

Sales are being managed exclusively by Pezet Matheson, with construction expected to commence later this year.&nbsp;

Jayde Pezet, Managing Director of Pezet Matheson, said Pescado is already attracting significant interest from buyers who are increasingly prioritising wellness and lifestyle in their property choices.&nbsp;

“We are seeing really strong early momentum for Pescado, which reflects the growing demand for homes that offer more than just luxury finishes,” said Pezet.&nbsp;

“Buyers today want spaces that genuinely enhance their quality of life, and Pescado delivers that through its thoughtful design and wellness focus.”&nbsp;

[smartcode_project_cta:default project_id=149651]

Chloe Fisher, who led the interiors, said functionality and wellness have been paramount in every design decision

Wellness takes centre stage as Pescado ignites buyer demand in Palm Beach

<a href="https://www.urban.com.au/developers/gurner">GURNER™ Group</a> has unveiled its latest luxury apartment play in Melbourne.

Gurner is planning 14 luxury residences in Prahran, on the former 130-year-old St&nbsp;Matthew’s Sunday School and Church Hall site at 145-151 High Street, Prahran.

The new development, dubbed <a href="https://www.urban.com.au/new-apartments/highgrove-place-145-151-high-street-prahran-vic-3181">Highgrove Place</a>,&nbsp;responds to a rapidly growing demand from downsizers, right-sizers, and discerning young couples choosing location and lifestyle over suburban sprawl.&nbsp;

GURNER™ sees enormous potential in the boutique luxury sector, identifying a generational shift where owner-occupiers seek the feel of a five-star hotel within inner-urban locations.

<img alt="Highgrove Place" data-entity-type="file" data-entity-uuid="b34402c1-b305-4ebd-9e04-1f870604bd4f" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/GURN11665_145%20High%20St%20Prahran_IA01_Residential%20Entry%20Path%20of%20Life.jpg?VersionId=t5axogTizgy2YcEc3mLB8aIKXfCOXzT1" />

“We are investing further in the boutique space because we strongly believe in the future of luxury owner-occupier living,” said GURNER™ Founder, Tim Gurner.

“People are making lifestyle-first &nbsp;decisions, choosing to live where they love, and demanding residences that reflect their aspirations in &nbsp;both design and experience.”&nbsp;

Built in 1891 and designed by architect Laver &amp; Fick, the striking Gothic architecture, intricate stone masonry and ornate arches of the original site will be highlighted throughout Highgrove Place, with award-winning practice <a href="https://www.urban.com.au/architects/cera-stribley-architects">Cera Stribley</a> appointed as architect and GURNER™ Design House leading the interior design.&nbsp;

The architecture takes its cues from the world’s most historic cities and their grandiose hotels, culminating in residences that feel luxurious, exclusive and premium, in a project that pays homage to its history while embracing its future in one of Melbourne’s most sought-after postcodes.&nbsp;

Only 14 residences will be available at Highgrove Place, with prices starting at $1.35 million for a two-bedroom, two-bathroom floor plan.&nbsp;

<img alt="Highgrove Place" data-entity-type="file" data-entity-uuid="f55ccc4c-454b-4e1c-a497-7b6daf8dcb65" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/GURN11665_145%20High%20St%20Prahran_IA04_Atrium%20GF_Alt.jpg?VersionId=PMeuYoIe5NooRigcXgR6ueqVcYsce6pZ" />

The pinnacle of Highgrove Place will be its $7.9 million penthouse, which will feature an impressive kitchen complete with custom stone island bench and butler’s pantry, elegant bedrooms that maximise natural light with floor-to-ceiling windows, and a grand dining room that opens onto a private paradise – a terrace space that overlooks Melbourne’s skyline, which was curated by <a href="https://www.urban.com.au/landscape-architect/john-patrick-landscape-architects">John Patrick Landscape Architects</a>.&nbsp;

Residents will enjoy access to an elevated suite of rooftop amenities, rooftop amenity will be surrounded by an oasis designed by John Patrick Landscape Architects, and will include a sauna, spa, yoga deck, lounge, dining, hot and cold plunge pools, lounge areas, and entertainment areas, while the ground-floor retail and hospitality spaces will create a boutique destination for Prahran.&nbsp;

Level 1 will feature a full-floor premium commercial space, complete with its own grand staircase and entry, which will be ideal for forward-thinking businesses seeking a prestigious address that embodies grandeur, connection and heritage.

Starting with its awe-inspiring arche,s which make a striking statement, Highgrove Place speaks a &nbsp;language of luxury curves, with a grand staircase spiralling upward from the lobby that provides a dedicated entrance exclusively for commercial tenants to access the building’s private workspaces&nbsp;

Krongold Construction has been appointed to build Highgrove Place and will commence construction in Q3 2025.&nbsp;

Krongold Construction has been appointed to build Highgrove Place and will commence construction in Q3 2025

GURNER™ unveils Highgrove Place at historic Prahran site

A landmark gated community on the Gold Coast’s Isle of Capri is nearing completion, with <a href="https://www.urban.com.au/new-townhouses/capri-villas-81-salerno-street-isle-of-capri-qld-4217">Capri Villas</a> unveiling its suite of private, resort-style amenities ahead of welcoming residents later this year.&nbsp;

Priced from $2.4 million, only 10 of the 48 architecturally designed villas remain available.

Developed by <a href="https://www.urban.com.au/developers/monaco-property-group">Monaco Property Group</a>, the community offers one of the most comprehensive amenity offerings ever delivered on the exclusive island, including a designer pool with submerged lounges, a resident lounge, outdoor BBQ and dining pavilion, all set within secure landscaped surrounds.&nbsp;

[smartcode_project:default project_id=139511 project_image_fid=341928]

Designed by <a href="https://www.urban.com.au/architects/plus-architecture">Plus Architecture</a>, each of the villas has been carefully considered, from solid concrete construction and suspended slabs to soaring double-height entry voids and spa-style master ensuites with freestanding tubs.&nbsp;

Engineered timber floors, natural stone surfaces, and expansive glazing create a warm, tactile environment, while outdoor courtyards and custom joinery encourage seamless indoor-outdoor living.&nbsp;

Open-plan interiors are anchored by statement kitchens, each equipped with premium Gaggenau appliances, Vintec wine fridges, integrated French-door refrigerators, natural stone island benchtops, hidden walk-in pantries, and soft-close cabinetry, designed for both form and function, whether entertaining or enjoying everyday life.&nbsp;

Each villa features three or four bedrooms, open-plan living, private courtyards, secure double garage, a configuration that has resonated with downsizers and lifestyle-driven buyers seeking low-maintenance living with quality and space.&nbsp;

&nbsp;

[smartcode_project:default project_id=139511 project_image_fid=341930]

Capri Villas will host a public Open Day on Saturday, June 14, offering guests the first look at the newly completed Villa 1 Display Suite and unveiling of the resort-style amenities. Visitors can experience the Capri lifestyle firsthand while enjoying freshly brewed coffee and light nibbles from local Isle of Capri favourites Bisou Bakery and Manolas.

Jonathan Grasso, co-founder of developer Monaco Property Group, said the strong early sales reflected the demand for homes that deliver not only on design but on amenity and location.&nbsp;

“Capri Villas has attracted a high level of interest from both local and interstate downsizers looking for a secure, low-maintenance home without compromise," Grasso said.

"We’re also seeing a growing number of families purchasing for their children as a way to help them enter the property market in a meaningful way. The combination of premium design, gated security, shared amenities, and a central address has drawn in residents who value quality, privacy, and a true sense of place.”

[smartcode_project:default project_id=139511 project_image_fid=341929]

Located at 81 Salerno Street, Capri is just 800 metres from the Capri on Via Roma retail and dining precinct, and within easy reach of schools, the beach, and Gold Coast cultural and health hubs.&nbsp;

Construction is being delivered by award-winning builder <a href="https://www.urban.com.au/builders/greyburn">Greyburn</a>, with the first residents expected to move in from late July and final handovers completed before the end of the year.

[smartcode_project_cta:default project_id=139511]

Exclusive Isle of Capri Development to Host Open Day June 14; Display Villa Now Complete 

Capri prepares to welcome residents to resort-style villa community on Isle of Capri

Momentum is building at Incontro Apartments in Subiaco, with nearly 50 per cent of apartments already sold before construction has commenced.

As construction commencement draws near, buyers are being urged to act fast to take advantage of the highest possible off-the-plan stamp duty savings - a window that will soon close once building works begin.

Developed by award-winning Cedar Woods, the Incontro precinct, located on the edge of Subiaco’s town centre, is already a vibrant community with 41 completed townhouses and now the launch of Incontro Apartments.

[smartcode_project:default project_id=108869 project_image_fid=317903]

The apartments are attracting strong interest due to their premium location just 5km from Perth’s CBD and access to generous government incentives.

Under recent updates to the WA Government’s Off-the-Plan Duty Concession and Rebate Scheme, eligible buyers can currently benefit from no stamp duty payable on apartments priced under $750,000*, and a 50 per cent concession on duty for apartments priced above $750,000*.

With apartments at Incontro starting from $649,000*, buyers stand to save thousands. However, these savings reduce significantly once construction begins - a milestone expected soon, with builder appointment underway.

[smartcode_project:default project_id=108869 project_image_fid=325604]

Sales activity at <a href="https://www.urban.com.au/new-apartments/incontro-subiaco-133-salvado-road-subiaco-wa-6008">Incontro Apartments</a> reflects the growing urgency in the market. Almost half of the available apartments have already been secured, and remaining stock is attracting heightened interest from a range of buyers drawn to the lifestyle and investment potential.

Designed by highly regarded Melbourne-based architects, DKO Architecture, the building has been crafted to harmonise with the existing townhouse community, using soft architectural forms and natural colour schemes inspired by Western Australia’s native flora.

With construction approaching, future price rises are expected. Buyers who act now not only access greater stamp duty savings but also secure the current price and the best remaining apartment layouts before further stock is sold.&nbsp;

[smartcode_project_cta:default project_id=108869]

Buyers who act now not only access greater stamp duty savings but also secure the current price and the best remaining apartment layouts before further stock is sold

Latest Property News

First home buyer turned investor: How young teacher Elycia bought her home at LUMA in Sunshine North

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