In Brighton, where detached homes and long-settled streetscapes remain the norm,&nbsp;<a href="https://www.apartments.com.au/new-townhouses/elema-brighton-155-157-north-road-brighton-vic-3186">ELEMA</a> introduces a different model for high-quality housing.&nbsp;

Developed by <a href="https://www.apartments.com.au/developers/kervale">Kervale</a>, this new collection of 12 townhomes is underpinned by the four classical elements, earth, water, air, and light, not as styling cues, but as structural and spatial drivers across architecture, interiors, and landscape.

Designed by&nbsp;<a href="https://www.apartments.com.au/architects/martinoleah">Martino Leah</a>&nbsp;with interiors by Brahman Perera and landscaping by&nbsp;<a href="https://www.apartments.com.au/landscape-architect/acre">Acre</a>, the project responds to what Kervale identifies as a gap in the local Brighton housing market: mid-sized homes with character, amenity, and a genuine sense of community.&nbsp;

ELEMA’s configuration reflects this intent, with a horseshoe-shaped layout wrapped around a central garden, promoting passive ventilation and privacy without isolating residents.

Each home spans three levels and includes three bedrooms, 2.5 bathrooms, a study, and two car spaces, with internal areas up to 182 sqm and external zones up to 95 sqm.

Two of the twelve townhomes include private plunge pools with heated spa functionality in addition to pre-provisioning for internal passenger lifts. Prices start from $1.7 million, targeting aspirational Bayside owner-occupiers in their mid-30s to 60s seeking entry into Brighton’s tightly held upper market.

[smartcode_project:default project_id=145418 project_image_fid=300804]

‘Earth’ is expressed in the project’s grounded material palette and connection to site. Natural stone, granites and timber finishes in earthy hues are used consistently throughout, anchoring the homes in their context while supporting thermal mass.&nbsp;

Landscaped courtyards and native planting schemes featuring predominantly Australian Native species, developed by Acre, extend the concept beyond built form, using layered, low-maintenance vegetation to root the development in <a href="https://www.apartments.com.au/developments/brighton-vic-3186">Brighton</a>’s coastal ecology.

The site layout follows a horseshoe configuration, creating a central communal courtyard that provides both visual outlook and passive environmental benefits. This arrangement improves daylight access, facilitates cross-ventilation, and introduces a shared green space without compromising individual privacy.

[smartcode_project:default project_id=145418 project_image_fid=300809]

‘Water’ is introduced subtly but purposefully. Select townhomes include private plunge pools, integrated into rear terraces without visual dominance. These pools are designed for quiet retreat, and their placement reinforces the project’s broader focus on functional outdoor spaces that support private use rather than spectacle.

‘Air’ is enabled through architectural planning. The horseshoe site layout creates generous setbacks and enables cross-ventilation through each residence.&nbsp;

[smartcode_project:default project_id=145418 project_image_fid=300803]

‘Light’ is a defining component of both the architecture and interiors. Large-format glazing opens living areas to courtyards and terraces, while the façade screening filters daylight to reduce glare and soften internal environments.&nbsp;

Internally, Perera’s palette of muted tones and tactile finishes is designed to respond to natural light conditions, shifting in tone and texture throughout the day.

[smartcode_project:default project_id=145418 project_image_fid=300810]

ELEMA reflects a broader shift in how high-value suburbs are adapting to changing housing needs - away from uniformity, toward diversity in form, scale and function.

Rather than replicate detached housing models, ELEMA proposes an alternative built around balance, between public and private, built form and natural, permanence and flexibility. In doing so, it reframes the townhome as a highly resolved housing type capable of responding to both environmental and lifestyle needs.

ELEMA also targets an average 7-star NatHERS energy rating, supported by solar panels, drought-tolerant landscaping and high-spec energy-efficient appliances.

Three-bedroom townhomes at ELEMA Brighton are priced from $1,700,000.

[smartcode_project_cta:default project_id=145418]

Urban Editorial

Inside ELEMA Brighton: Designing with the elements

A new 23-level apartment tower has been greenlit on the burgeoning Chevron Island.

The approval for the 76-apartment block on the corner of Kalyan and Parneno streets&nbsp;was secured by the landowner Ben Taylor rather than a large development company.

The 1,012 sqm block, which is currently occupied by a brick home and an original building of four units, is located towards the north end of the island which has become a development hotspot in recent years.

<img alt="8-10 Kalyan Street, Surfers Paradise" data-entity-type="file" data-entity-uuid="a486127c-05f9-4101-80eb-ce3e267246ce" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Kalyan.png?VersionId=GFsm_rYahqK0aqKDjtMXe2EqG5uLuZ_I" />

The tower has been designed to “complement and enhance the existing and emerging urban forms” of Chevron Island, which has seen a marked shift toward high-density living in recent years.&nbsp;

The design, by <a href="https://www.apartments.com.au/architects/raunik-design">Raunik Architects</a>, features a slender tower form above a two-storey podium, integrated landscaping on lower levels, and varied orientations to capture views of the hinterland, skyline, and coastline

<img alt="8-10 Kalyan Street, Surfers Paradise" data-entity-type="file" data-entity-uuid="7fd854ec-8060-4179-9684-029ef88674ca" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Kalyan%20st.png?VersionId=Afm4wMcz4UDQWfpH4EB8Xj5fkUSKmR90" />

Bensons kicked off a wave of new development on the under-developed suburb when they signalled plans to build the tallest tower the island will likely ever see, Chevron One. Since Siera Group has jumped in and is well under-construction of Tapestry, while South East Queenslander developer Gardner Vaughan Group will debut their brand in the Gold Coast on the small island.

The new approved plans will see a mix of one-, two-, three-, and four-bedroom apartments on offer, as well as a rooftop pool, lounge, gym, barbecue areas, and a landscaped podium level lawn.

Vehicle access will be via Kalyan Street, with 98 resident and nine visitor car spaces provided across four basement levels and the ground floor, alongside 83 bicycle parking spaces

[smartcode_project_cta:default project_id=150933]

New tower approved on Chevron Island

ASX-listed developer&nbsp;<a href="https://www.apartments.com.au/developers/cedar-woods">Cedar Woods</a> has submitted a new application to Brisbane City Council for a two-tower residential development on its&nbsp;<a href="https://www.apartments.com.au/developments/wooloowin-qld-4030">Wooloowin</a>&nbsp;site north of Brisbane.

The <a href="https://www.apartments.com.au/new-apartments/12-chalk-street-wooloowin-qld-4030">4,178 sqm Chalk Street block</a> sits in the developer's wider near 2.5-hectare masterplanned Greville community, where they are currently building the final 47 townhouses and Vera, the first apartment building in the precinct.

The upscaled plans will now see two 12 and 14-level buildings delivered with 232 apartments, a significant jump in both height and density from the approved eight-level buildings.

<img alt="12 Chalk Street" data-entity-type="file" data-entity-uuid="bfa28de7-f15b-4007-a128-f040f27320b9" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/12%20chalk%20st%20building.png?VersionId=qLYXo5_n7426yg_K26PKD0tGCtNvy17P" />

According to the Design Report by <a href="https://www.apartments.com.au/architects/ellivo-architects">Ellivo Architects</a>, the buildings will comprise a mix of one, two, and three-bedroom apartments set above a shared two-level podium.&nbsp;

A key design consideration is the site’s transitional setting between suburban low-rise residences and the higher-density urban context emerging along the adjacent railway corridor.

“Built form is located predominantly to the west of the site to create a strong street address and to maximise solar access and natural surveillance across the park interface,” Ellivo noted in the report.&nbsp;

“The proposed built form provides a transition in scale from existing and emerging low-to-medium density development to the east, towards the established and emerging medium-to-high density residential typologies to the west.”

<img alt="12 Chalk Street" data-entity-type="file" data-entity-uuid="841047c6-d7e7-47a9-867a-b460f16abddf" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/12%20chalk%20st%20podium.png?VersionId=fNNvnHCS0vdJMc0Q5Uku28wQwyZoG6Sq" />

Both buildings will feature communal rooftop spaces, deep balconies, and integrated landscaping. The podium will accommodate resident amenities and basement car parking. Materials and finishes include face brickwork, precast concrete, and powder-coated metal cladding, intended to reflect the character of surrounding developments while offering long-term durability.

The Design Report also outlines sustainability measures aligned with Brisbane City Council’s Buildings that Breathe principles. Passive ventilation, northern solar access, and deep soil planting zones have been prioritised throughout the design, alongside active transport facilities and EV charging readiness.

Ellivo noted that “the project has been carefully composed to engage with all edges of the site, with landscaped setbacks and podium expression used to reduce bulk and enhance interface with the existing neighbourhood context.”

<img alt="12 chalk st site" data-entity-type="file" data-entity-uuid="bd7ced3b-8cb1-4f5a-aa1e-8d0a101af02b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/12%20chalk%20st%20site.png?VersionId=vt1k4hfwLg1_fzPTs04VyCzG455kZh3G" />

Cedar Woods has been active in southeast Queensland for over a decade, with recent projects including Ariella in Ripley and Ellendale in Upper Kedron. The Greville precinct at Wooloowin has been years in the making, transforming a former school site into a new community of apartments, townhomes, and parkland.

The Chalk Street site is positioned adjacent to Wooloowin train station, providing direct access to the Brisbane CBD, and sits close to local schools, parks, and retail centres including Lutwyche and Albion.

Joel Robinson

Cedar Woods upsizes Wooloowin apartment tower plans in Greville precinct

Sydney-based Sun Property Group is looking to divest a prime residential apartment site in Melbourne's blue-chip Toorak.

They are hoping for around $15 million for the 1,774 sqm site at&nbsp;226–228 Williams Road, with three street frontages to William Road, Tashinny Road, and Gordon Street.

&nbsp;

The sale comes with a permit-approved scheme for a&nbsp;three-level building with 18 high-end apartments designed by Cera Stribley, a mix of&nbsp;10 two-bedroom apartments, four three-beds, and four penthouses.

Cushman &amp; Wakefield’s Hamish Burgess, Leon Ma, and Daniel Wolman said this is not just another development opportunity, it’s a rare convergence of scale, location, and perfect timing in the market as Melbourne’s development landscape shifts in lieu of three rate reductions so far in 2025.

<img alt="226–228 Williams Road, Toorak" data-entity-type="file" data-entity-uuid="875d85f7-ade6-4035-a181-5731e3c85253" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/226%E2%80%93228%20Williams%20Road%2C%20Toorak-%20current%20aerial.jpg?VersionId=YPtGUtFjvd6OIetFZfaYyOugMi_wOSN1" />

&nbsp;

With an existing permit in place and strong potential for further uplift under innovative new planning initiatives such as the expanded Activity Centre Program or Great Design Fast Track, the site offers a blueprint for high-end living in one of Melbourne’s most affluent enclaves.

Surrounded by elite amenities, from Hawksburn Village and Toorak Village to Como Park, Royal South Yarra Tennis Club, and Saint Haven Wellness, the location is a magnet for lifestyle-focused buyers. The success of nearby projects like Hawksburn Place by Gurner and Tintern by Prime Edition underscores the appetite for luxury apartment living in this tightly held pocket.

<img alt="226–228 Williams Road, Toorak" data-entity-type="file" data-entity-uuid="2cd00bc1-ad8c-4514-97fc-4e94f6b30f8c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/226%E2%80%93228%20Williams%20Road%2C%20Toorak%20artist%20impression2.jpg?VersionId=Gefxpx5RxJKTf0Qv7TBAwayz3fz5sbuW" />

“We’re seeing strong interest from boutique developers and private family offices who understand the value of delivering timeless, high-end residences in blue-chip locations," Hamish Burgess of Cushman &amp; Wakefield said.

"This site ticks every box; scale, frontage, planning, and prestige.”

Sun Property Group has previously delivered The Brookville in Toorak.

Sydney developer to offload $15 million Toorak apartment site

A new modular apartment tower that promises rapid delivery in its construction that would occur off site and take just nine months to build, is being planned for Woolloongabba.

The Carl Street building will span 18 levels and home 126 apartments, an upsize from a previous proposal by Brisbane Modular Manufacturing.

<img alt="First look: 18-storey modular tower for Woolloongabba" data-entity-type="file" data-entity-uuid="dcc8b704-5b3c-44cb-b6de-4d64c96a84ce" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/carl%20park%20perspective.png?VersionId=ig4mYSx.q_ttqOQLwEFpTKR8FTlFEAmR" />

The revised plans, prepared by architecture and design studio SheltaCo, outline 48 studio apartments, 50 two-bedroom apartments, and 28 three-bedroom apartments.

Located within the Eastern Corridor Neighbourhood Plan area, the 1,517 sqm site is zoned High Density Residential and sits adjacent to parkland to the south.&nbsp;

The build will take substantially less time because the basement car parking levels have been removed. Cars will now park in the striking three-level podium. The change enables the use of off-site prefabricated construction techniques, central to the modular strategy.&nbsp;

There will be 500 sqm of communal space, including a 250 sqm rooftop terrace with a pool and lounge areas.

&nbsp;

<img alt="First look: 18-storey modular tower for Woolloongabba" data-entity-type="file" data-entity-uuid="3c31ac1d-3c42-48c9-927b-980b7e0ed767" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/terrace.png?VersionId=ZI1vAUIbk04ERHH54REfoPKn1BTPbBfK" />

The Assessment Report by Blume Planning’s suggested the "accelerated timeline offers a compelling incentive for Brisbane City Council to support the proposed development,” citing the proponent’s “expertise and innovative business model” as a contributing factor in addressing Brisbane’s current housing pressures.

SheltaCo’s design seeks to balance density and amenity, with generous apartment layouts and elevated views over Carl Street Park. Site coverage at the tower level is limited to 51 per cent, allowing for landscaping and deep planting at ground level. The scheme also proposes 110 car parks, 72 secure bicycle spaces, and capacity for service vehicles.

<img alt="First look: 18-storey modular tower for Woolloongabba" data-entity-type="file" data-entity-uuid="36ecf843-025b-4b5b-a986-8ccc692f4a69" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/carl%20entry.png?VersionId=7gsAhw7BN9vuDOpFKQFjivOk.WVo7Oz7" />

The site is well-serviced by public transport and lies within walking distance of the Buranda transport hub, making it a strategic location for higher-density residential infill. The proposal aligns with the zoning provisions but exceeds the mapped height limit of 12 storeys under the Buranda Residential Sub-Precinct.

Council previously approved a development on the site in 2016 for 89 apartments across 11 level with basement parking. That approval was extended in 2024 and remains valid until early 2026. The new proposal seeks to supersede that scheme while retaining the site’s residential focus.

Nine month build slated for new modular tower in Woolloongabba

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.

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>

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Ellen Walker

Off-the-plan property explained: What is stamp duty?

<a href="https://www.apartments.com.au/developments/subiaco-wa-6008">Subiaco</a>’s Hay Street corridor serves as a key link between Perth’s CBD and the western suburbs, offering seamless access to city amenities while retaining the intimacy of a residential precinct.&nbsp;

At the junction with <a href="https://www.apartments.com.au/new-apartments/olive-st-263-hay-street-subiaco-wa-6008">Olive St</a>, this connectivity is reinforced by Subiaco Station and high-frequency bus routes, making commuting and weekend outings effortless.

Here, <a href="https://www.apartments.com.au/developers/devwest">Devwest</a>’s new apartment development Olive St is entering its final phase of construction, offering a rare opportunity to secure a home in one of Perth’s most complete lifestyle suburbs.

[smartcode_project:default project_id=106968 project_image_fid=3036]

Positioned in a leafy and character-filled pocket on the less-developed eastern side of Subiaco, Olive St stands out as one of the few apartment developments in this part of the suburb. Its quieter residential setting balances the density west of Rokeby Road, while the corner location on Hay Street places residents within walking distance of local favourites such as Found. Subiaco, Lums Wine Bar, and Hangout on Hay. Together with the celebrated Rokeby Road retail strip, these venues give residents an immediate connection to the cafés, restaurants, and bars that define the Subiaco lifestyle.

Cultural destinations including the Subiaco Arts Centre, Regal Theatre, and Subiaco Library reinforce the area’s reputation as a hub for entertainment and the arts.&nbsp;For outdoor recreation, residents have easy access to the manicured grounds of Market Square and Bob Hawke Oval, while Kings Park and Lake Monger Reserve offer expansive green space just beyond the suburb’s edges.

[smartcode_project:default project_id=106968 project_image_fid=3031]

A diverse educational landscape underpins the suburb’s long-standing appeal for families and professionals, with institutions such as Subiaco Primary School, Perth Modern School, and Bob Hawke College located nearby. Health services including St John of God Subiaco Hospital further support everyday convenience and peace of mind.

With construction nearing completion this September, Olive St will soon deliver 71 new residences to Subiaco. One bedroom apartments are fully sold, with only a limited selection of two and three bedroom residences remaining, priced from $877,000.

Buyers who secure an apartment before the construction period ends may still be eligible for the WA Stamp Duty Concession, offering savings of up to $50,000.

[smartcode_project_cta:default project_id=106968]

Devwest’s Olive St connects residents to Subiaco’s best amenities

After several challenging years, Melbourne is once again a city on the rise. For the last three years, when anyone interstate asked about Melbourne’s off the plan apartment market, the answer was always difficult. The short version? Not great. The longer version only raised more questions than it answered.

The roots of the downturn can be traced back to the start of the pandemic. At the end of 2020, Melbourne was the second most expensive capital city in Australia, a position it had held for decades. But while COVID-19 triggered a property boom in nearly every other capital, Melbourne lagged behind. Many blame the local government's handling of lockdowns, which stalled any real market momentum.

Then came the Reserve Bank’s aggressive rate hikes, taking interest rates from historic lows to 10-year highs within just 18 months. Other cities powered through thanks to their resilience during the pandemic, but for Melbo​urne, it was another blow.

The third hit came in the form of increased land tax, including new flat-rate charges and additional levies. Holding property became less viable for investors, especially with higher mortgage repayments. Many sold off their assets, flooding the market with investor-grade stock and pushing prices even lower.

Melbo​urne needed a turning point. That came in early 2025, when the long-awaited RBA easing cycle finally began, later than many economists had predicted, but still significant.

Despite the downturn, Melbou​rne’s fundamentals remained strong. One of the key growth drivers is supply versus demand, and the balance has shifted dramatically. According to Charter Keck Cramer, only 4,800 apartments were completed in Melbo​urne last year—a 36% drop from 2023, and less than half the 10,000 completed in Sydney. Only 6,320 apartments are currently under construction, compared to 21,550 in Sydney.

At the same time, Melbo​urne is expected to be the fastest-growing capital city over the medium to long term, with forecasts of more than 100,000 people moving to the city annually until 2029. With supply far below demand, price growth becomes inevitable.

So why haven’t prices already surged?

It’s not just buyers who’ve been impacted, developers have, too. Build costs have risen sharply, with labour and materials up around 40%. Land prices have also increased, along with holding costs. Higher costs mean higher sale prices. Developers aren’t charities, they’re not going to take the risk and lose money.

This created a stalemate: buyers couldn't afford the new prices, and developers couldn’t lower them. But 2025 has brought renewed optimism. Property values are now climbing in both the unit and house markets. Clearance rates have lifted into the mid-60s to low-70s—up from the low-to-mid 50s just last year.

With falling interest rates, buyers can now borrow more, while developers are feeling more confident thanks to stronger sentiment and stabilising build costs—though prices are unlikely to drop.

The future remains uncertain, but there’s a lot to like about Melbo​urne’s current position. The market has clearly bottomed out. We’ll inevitably be proved right or wrong, however it feels like this is arguably the best opportunity to buy in Melbourne—a city with significant business, large infrastructure projects all over the city, and a nightlife culture unrivalled anywhere in Australia.

Is Melbourne the city of opportunity in the property market?

There’s a version of Brunswick you’ll recognise even if you’ve never set foot there. Trams rattling down Sy​dney Road. Musicians and art students on the corners. It’s shorthand for a certain kind of Melbourne - progressive, creative, a little bit chaotic.

But dig deeper and <a href="https://www.apartments.com.au/developments/brunswick-vic-3056">Brunswick</a> reveals more than the clichés. It’s a suburb where 19th-century terraces share blocks with carbon-neutral apartment buildings. Where Victorian shopfronts house Syrian bakeries, social enterprises, and high-end espresso machines. And where property values have steadily climbed, not because the suburb has tried to reinvent itself, but because it’s stayed interesting.

Just six kilometres north of the CBD and well-connected by tram, train and bike path, Brunswick is built on a simple truth: you can get almost anywhere from here. Three Upfield line stations, Jewell, Brunswick, and Anstey, provide frequent train services. The 19 tram runs straight into the city. Bike commuters use the Upfield shared path like a second arterial.

Add to that Syd​ney Road and Lygon Street cutting vertically through the suburb, both lined with shops, eateries, services and medium-density housing, and it’s easy to see why Brunswick consistently ranks high for walkability and public transport access.

Brunswick’s population has shifted significantly over the past few decades. Post-war European migrants, many of whom still call the suburb home, laid the foundations. Students and artists came later, drawn by low rents and open minds. More recently, the area has welcomed professionals, young families, and downshifters seeking an urban lifestyle that doesn’t feel corporate.

As Brunswick’s demographic has evolved, so too has its housing profile. Post-war brick homes, double-fronted Edwardians, and classic workers’ cottages still line many of the suburb’s quieter streets, but now they sit alongside architect-designed townhomes, low-rise apartment buildings, and adaptive reuse projects that reflect the suburb’s dual identity: heritage-conscious and future-facing.

For Michael McCormack, Founder and Managing Director of property developer <a href="https://www.apartments.com.au/developers/milieu-property">Milieu</a>, and a local Brunswick resident—this is what makes Brunswick special. “It’s a suburb ingrained in continual reinvention,” he says.

“Brunswick has always been shaped by migration,” McCormack explains. “Post-WWII, it was Greek and Italian. Then came Asian and Middle Eastern communities, and more recently African. Now, the most visible wave is internal, young, creative, working professionals moving in. It’s eclectic and layered, a real melting pot.”

This multicultural identity is most evident, he says, on Sydney Road, the longest shopping strip in the Southern Hemisphere. 
 
“Walk up and down and you’ll see it in the hospitality scene, Vietnamese, Ethiopian, Lebanese, overlaid with wine bars and coffee spots. There’s something for everyone.”

Milieu began developing in Brunswick in 2019. Such is the developer’s love for the suburb, and the strong response from the local market, they’ve just launched their sixth project in as many years.

[smartcode_project:default project_id=136434 project_image_fid=348840]

Designed by Jackson Clements Burrows Architects in collaboration with DesignOffice and OCULUS, Saxon Street by Milieu is shaped by its civic context and cultural surroundings. The nine-level building with 80 apartments will replace the former Brosnan Centre, next door to the iconic Brunswick Baths, in the heart of the growing Merri-bek Arts and Culture Precinct.

Just months after launching, over a quarter of the apartments have already sold. McCormack attributes this strong demand to Milieu’s reputation in the area. “Our brand presence is so strong that we don’t just get repeat buyers—we get people connected to those who already live in a Milieu home,” he says.

“We get mothers, cousins, siblings of previous buyers—people who’ve not only heard great things from someone close to them, but have physically been in one of our homes. That’s the closest thing to a true testament we have for delivering a quality product.”

[smartcode_project:default project_id=136434 project_image_fid=348841]

This deep respect for what makes Brunswick Brunswick also attracted developer Beulah, who recently made their debut in the area. Late last year, they launched Brunswick Established—a collection of 23 sustainable townhouses.

Beulah co-founder Adelene Teh says it wasn’t just the prime Hodgson Street site near Barkly Street that drew them in, but the opportunity to create a brand-new townhome community in one of Melbourne’s most established and character-rich suburbs. 
 
“Brunswick has long been a suburb with soul, layered with history, creativity, and a strong sense of community,” Teh says.

“We were inspired by Brunswick’s rich heritage, its walkable lifestyle, and its proximity to some of Melbourne’s most vibrant pockets - from its thriving food and arts scene to its cultural and community offerings. It’s ideal for people who value a connected, inner-urban lifestyle but also want the calm of a serene pocket just minutes from parks, public transport, and local amenities.”

More than anything, Teh says, they saw the potential to create something that truly responds to how people want to live, now and into the future, within a like-minded community that appreciates great architecture, heritage, wellness, and sustainability.

[smartcode_project:default project_id=136451 project_image_fid=333959] 
 
“Brunswick Established is a reflection of that thinking. It embraces adaptability, multigenerational living, and considered design. We’ve worked closely with consultants and experts to ensure what we’re building feels like a natural extension of the suburb’s existing fabric, something that respects the past, supports the present, and adds value for generations to come.”

Beulah has seen strong interest, with 70 per cent of the townhouses already sold. Several interstate buyers have also made purchases, a sign of Brunswick’s national footprint.

[smartcode_project:default project_id=136451 project_image_fid=270371]

One of the biggest indicators of demand in a suburb is when big money arrives. Mirvac recently sold an apartment at <a href="https://www.apartments.com.au/new-apartments/prince-parade-by-mirvac-brunswick-701-park-street-brunswick-vic-3056">Prince &amp; Parade</a>, the former Princes Park Motor Inn site on Park Street, for $4.55 million, setting a new suburb record. It eclipsed the previous benchmark, a restored five-bedroom Victorian mansion from the 1880s, which sold for $4.15 million in late 2024.

[smartcode_project:default project_id=4802 project_image_fid=3627]

Mirvac’s General Manager of Residential Development VIC, Elysa Anderson, said the record-breaking price reflects the work of the Mirvac Design team in collaboration with Bates Smart, particularly their floorplan configurations and finishes, as well as Mirvac’s national reputation for delivering high-quality residential communities.

[smartcode_project:default project_id=4802 project_image_fid=217137]

Prince &amp; Parade is Mirvac’s third collaboration with Bates Smart on a parkside Melbourne development, following The Melburnian on Queen Victoria Gardens and The Eastbourne on Fitzroy Gardens.

The all-electric project comprises 169 one- to four-bedroom apartments across two buildings, rising five levels on Park Street and up to nine levels on Brunswick Road.

There's something about Brunswick

Design-driven developer <a href="https://www.apartments.com.au/developers/milieu-property">Milieu</a> has completed its first project in Melbourne’s inner southeast, welcoming buyers to Plant Street by Milieu in Malvern.

The boutique development, a joint venture with partners&nbsp;Penfold&nbsp;&amp; MaxCap, comprises just 21 apartments just off Glenferrie and Malvern Roads.

The low-rise building has been designed by&nbsp;<a href="https://www.apartments.com.au/architects/ritz-ghougassian">RITZ&amp;GHOUGASSIAN</a>, distinguished by a robust, textured concrete façade, with horizontal planes designed to frame views of the neighbourhood and gardens by landscaper Acre.&nbsp;

[smartcode_project:default project_id=139856 project_image_fid=278299]

The interiors have been curated by&nbsp;<a href="https://www.apartments.com.au/interior-designers/georgina-jeffries">Georgina Jeffries</a>, who has brought a&nbsp;refined and neutral material palette to the homes, complemented by generous ceiling heights and layouts that prioritise both functionality and comfort.&nbsp;

Acre’s landscaping introduces layered, seasonal plantings that soften the built form and extend greenery throughout the communal and private spaces.&nbsp;

[smartcode_project:default project_id=139856 project_image_fid=1098]

Alongside its design focus, Plant Street incorporates contemporary amenities including number plate recognition for secure parking, EV charging facilities, and smart parcel lockers. Communal areas and resident-led gardening initiatives are intended to foster neighbour connections within the building.

The project marks Milieu’s expansion from its established base in Melbourne’s northern suburbs into Malvern, responding to continued demand for design-led, low-density apartment living in well-established neighbourhoods.&nbsp;

Located near Glenferrie Road and High Street Armadale, residents benefit from easy access to retail, dining, and transport, along with the green character of the area’s surrounding parks and gardens.

Jellis Craig Projects Director Stephen Bowtell is selling the remaining apartments.

[smartcode_project:default project_id=139856 project_image_fid=1113]

<a href="https://www.apartments.com.au/buildings/plant-street-by-milieu-malvern-1-plant-street-malvern-vic-3144">Plant St by Milieu</a> is the developer's first completed project south of their usual patch in Melbourne's north.

They are currently developing <a href="https://www.urban.com.au/new-apartments/elsternwick-gardens-by-milieu-8-gordon-street-elsternwick?source_news_article_id=62652&amp;ref=news_body_link">Elsternwick Gardens</a>, a new nature-focused neighbourhood in Elsternwick, and <a href="https://www.apartments.com.au/new-apartments/saxon-street-by-milieu-brunswick-31-saxon-street-brunswick-vic-3056">Saxon St by Milieu</a>, their sixth project in Brunswick.&nbsp;

[smartcode_project_cta:default project_id=139856]

Milieu welcomes buyers to Plant Street in Malvern as construction completes

Strategic government planning will be crucial in addressing the ongoing supply/demand imbalance in Brisbane’s residential market, as new supply continues to lag.

That’s one of the conclusions from a new CBRE market analysis, which highlights positive fundamentals but ongoing challenges for both the Brisbane and broader South East Queensland residential market.

[smartcode_project:default project_id=136432 project_image_fid=5479]

While 5,600 apartments and townhouses are projected to be completed in Brisbane this year – up from an average of 3,500 in the five years to 2024 – CBRE Research Director Craig Godber said this figure had been somewhat inflated by project delays, which had shifted some anticipated 2024 completions into 2025.

Godber noted that recent completion levels were also well below the peak period in 2016 and 2017 when annual additions averaged around 12,500 units and townhouses.

“Brisbane's residential market is experiencing unprecedented growth, with demand outstripping supply," Godber said.

"Strategic planning by the State Government is crucial in addressing this imbalance and ensuring sustainable development."

Godber noted that low supply levels had translated into an extended period of low vacancy rates, with Brisbane’s metropolitan vacancy being at or below 1.5% since early 2021 and hitting 0.9% as at March this year.

These tight market conditions are evident across all city precincts.

[smartcode_project:default project_id=149098 project_image_fid=330588]

Looking ahead, adjusted additions between 2025 and 2029 are forecast at 23,200 dwellings, or 4,600 per annum, with 60% of these expected to be concentrated in Brisbane’s inner city.

“Brisbane’s low vacancy rate highlights the urgent need for additional residential supply and the forecasted growth in dwelling completions is a positive step towards meeting this demand,” Godber said.

[smartcode_project:default project_id=7574 project_image_fid=3770]

CBRE Metropolitan Investments Director Will Carman said Brisbane’s population expansion and strong demand fundamentals were driving interest in city development sites, but he noted that developer attitudes were shifting.

“As construction pricing continues to climb, developers are becoming more discerning. The focus has shifted toward delivering high-quality, well-located residential communities that can withstand market pressures and meet long-term demand,” Carman said.

He also noted the issue of affordability, with Brisbane’s median house price having crossed the $1 million mark.

“This reflects not only the city’s strong fundamentals and sustained demand, but also the growing challenge of affordability - particularly for first-home buyers. This price growth underscores the importance of strategic planning and quality development to meet evolving market expectations,” Carman said.

Developer focus shifts to high-quality, well-located residential communities that can withstand market pressures and meet long-term demand, new CBRE analysis shows

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