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Brisbane dwelling prices bounced back 1.5% over the month of August, according to RP Data.
The median dwelling price in Brisbane is currently at $429,000 – up 1.7% for the quarter and 2.5% for the year.
RP Data’s Tim Lawless says the jump is the most significant turnaround in market conditions.
<img height="195" width="470" src="/images/stories/2013/09/02/rp-data-sept-2-chart-1.gif" alt="rp-data-sept-2-chart-1">
“Brisbane’s housing market has been underperforming since the onset of the GFC with home values still almost 10% lower than their previous peak which was back in November 2009,” Lawless says.
“The strong result for August was evident across both the detached housing and unit markets and may potentially mark a positive turning point for Brisbane’s housing market.”
Brisbane prices are 3.2% ahead of their previous trough.
<img height="433" width="470" src="/images/stories/2013/09/02/rp-data-sept-2-chart-2.gif" alt="rp-data-sept-2-chart-2">
RP Data’s Cameron Kusher recently said <a href="https://www.propertyobserver.com.au/residential/are-brisbane-and-adelaide-ripe-to-pick-up-an-investment-opportunity-cameron-kusher/2013082164434">he expects  a focus on Brisbane in coming months</a> as Melbourne and Sydney increase at a greater pace leaving Brisbane more affordable.
A recent HIA report found <a href="https://www.propertyobserver.com.au/news/brisbane-s-housing-affordability-improves-in-june-quarter-for-hard-strapped-buyers-hia/2013082864614">housing affordability has increased 10.4%</a> over the June quarter in Brisbane.
Across the eight capital cities dwelling prices increased 0.5% which Lawless says is a welcome sign after the strong growth conditions of previous months fuelled renewed debate around the sustainability of Australia dwelling values.
“The half a per cent gain over the month of August is a much more sustainable rate of growth and will be a welcome turn of events for policy makers,” he says.
“While the recent surge in dwelling values has caused some renewed debate about an Australian housing bubble, it is important to remember that the average annual capital gain over the past decade has been just 4.3% across the combined capital cities. In Sydney the annual rate of growth has seen a much lower decline of 2.4% which is well below current inflation.”
He predicts there will be strong housing market conditions this spring.
“Housing market conditions are looking set to provide what could be described as a near-to perfect spring season with the number of homes currently available for sale around 15% lower than a year ago.
 
 
 
 
 
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awalsh-7Ub9EypybQ

Brisbane leads August recovery as Melbourne and Perth record weakest mainland monthly change in dwelling values 

Melbourne landlords are the poorest yielding investors of the country, according to RP Data. And&nbsp;with Sydney and&nbsp;Canberra house values&nbsp;back at record high levels, investors with an open mind might&nbsp;cast an eye on the yields available in other capital cities.

Here&#39;s the latest list for houses.

The median gross rental yield landlords are securing for houses in Melbourne based on a median house price of $548,000, according to RP Data. The median gross rental yield across Australia&#39;s eight capital cities was 4.1% for the month ending August 31 2013.

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The median gross rental yield landlords are securing for houses in Sydney based on a median house price of $669,900, according to RP Data. The median gross rental yield across Australia&#39;s eight capital cities was 4.1% for the month ending August 31 2013.

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The median gross rental yield landlords are securing for houses in Canberra based on a median house price of $545,000, according to RP Data. The median gross rental yield across Australia&#39;s eight capital cities was 4.1% for the month ending August 31 2013.

<hr />
The median gross rental yield landlords are securing for houses in Perth based on a median house price of $510,000, according to RP Data. The median gross rental yield across Australia&#39;s eight capital cities was 4.1% for the month ending August 31 2013.

<hr />
The median gross rental yield landlords are securing for houses in Adelaide based on a median house price of $394,000, according to RP Data. The median gross rental yield across Australia&#39;s eight capital cities was 4.1% for the month ending August 31 2013.

<hr />
The median gross rental yield landlords are securing for houses in Brisbane based on a median house price of $453,000, according to RP Data. The median gross rental yield across Australia&#39;s eight capital cities was 4.1% for the month ending August 31 2013.

<hr />
The median gross rental yield landlords are securing for houses in Hobart based on a median house price of $300,000, according to RP Data. The median gross rental yield across Australia&#39;s eight capital cities was 4.1% for the month ending August 31 2013.

<hr />
The median gross rental yield landlords are securing for houses in Darwin based on a median house price of $516,500, according to RP Data. The median gross rental yield across Australia&#39;s eight capital cities was 4.1% for the month ending August 31 2013.

Investor watch: Melbourne house yields at 3.6% and Sydney next at 4.1%

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Mawson Lakes is Adelaide’s fifth most searched suburb by buyers, but with a median house price of $244,971 it’s out of reach for many. But Dry Creek, just six kilometres away, has a median house price that is 43% cheaper.
Westpac has compiled a list of ten Adelaide suburbs where it’s cheaper to buy than in their more popular but pricey neighbouring suburbs.
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The hidden gem suburbs are close to the popular suburb but have a lower cost median house or unit price. The most popular suburbs were determined by the most searched for suburbs on realestate.com.au.
“Buyers who want to truly own their home sooner can find real value by simply considering a suburb which is just a stone’s throw away from their first preference,” says Westpac’s Gai McGrath.
With a median house price of $733,636 Norwood is out of reach for many buyers but nearby Stepney is 28.3% cheaper. For units Trinity Gardens is a better alternative to Norwood with a median price 24.2% less.
If you wanted to buy a unit in Golden Grove, Adelaide’s eighth most popular suburb, you could consider travelling eight kilometres to Salisbury East where the average unit price is 28% cheaper.
You could own your home 16 years and one month sooner and save $80,960 in purchase price and $87,988 in interest repayments over time, according to Westpac.
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Mawson Lakes too expensive? Try Dry Creek, one of Adelaide's hidden gem suburbs

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Property developer Lang Walker sees no sign of a property bubble in the east coast capitals and says predictions of a bubble are incorrect and annoying.
"I don't think any of those markets are ever going to get to be a bubble for varying reasons," Walker told The Weekend Australian.
"Infrastructure costs in Brisbane, in Sydney the planning (restrictions) and pent-up demand and Melbourne probably has gone through the worst of what might have been a drastic situation before, but that seems to be working through the pipeline.
"I certainly don't see a bubble."
He said those predicting a bubble risk prompting the Reserve Bank of Australia into action.
"The Reserve Bank might say 'Oh my god, we better put up interest rates'," Walker says.
"The only reason that a lot of these sales are coming through now is the state governments have put incentives in place with stamp duty, breaks for first-home buyers."
He says growth in the market will come from bargain one-bedroom plus study, or two-bedroom, apartments.
"The three-bedroom and expensive stock in all those cities is very, very slow," Walker says. "It's not the luxury end that's really going, it's just the budget end, the affordable end."
The president of the Real Estate Institute of Australia, Peter Bushby, said last week recent house price <a href="https://www.propertyobserver.com.au/news/market-in-recovery-not-bubble-reia/2013082564525?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=news">rises are not indicative of an Australia-wide price bubble.</a>
The Walker Corporation, of which Walker is the executive chairman, has 12 office towers in some phase of development, 25,000 lots of land and four industrial estates.
The company will begin construction of the 277-unit Westmark residential towers in Brisbane’s Milton next year.
It is currently developing the $400 million Main Drive Kew development on the former Kew Cottages site in Melbourne.
It is selling sites at its 53 hectare Appin Valley development in Appin NSW, its 400 lot Wallis Creek development in Gillieston Heights NSW, its 625 lot Bluestone Mt Barker development in South Australia, its 918 lot Forest Springs development Gladstone , its 3000 lot Banksia Grove development in Perth, its 500+ lot North Sapphire Beach development in NSW, its Reflections Barlings Beach development in NSW, and its Buckland Park Development in Adelaide.
Its commercial projects include Melbourne’s Collins Square commercial development, Brisbane’s 150 Charlotte Street, Sydney’s 12 O’Connell Street, Sydney’s 66 Hunter Street, Melbourne Axis development at South Morang and Canberra’s Northbourne Square.
It also has industrial estates in Canberra, Brisbane, Adelaide and Gladstone.
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"I certainly don't see a bubble": property veteran Lang Walker

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Mike Morgan Loans, the fraudulent loan company which was the subject of an ASIC warning on Friday, appears to have stolen the website design and contents from a well-known Perth-based firm.
Mike Morgan Loans directly copied the website, including names, photos and details of employees and executives, to fraudulently obtain people’s data.
It is not clear if it was an identity theft scam or an attempt to fraudulently take people’s money.
“We found out about three to four months ago, it was quite a huge shock to us,” a spokesperson for the affected company said.
“It’s unbelievable. They’ve been able to copy everything.”
They then informed ASIC about the website who investigated and determined it was fraudulent and was not linked to the company.
“They must have quite liked our website, we’re quite flattered,” they said.
The company worked out the website would have been copied some time last year but when they spoke to their website hosts they said it does happen quite regularly.
“They’re trying to fraudulently get money from people which absolutely disgusting. We’ve got absolutely no connection to them”
“I don’t believe it will affect our customers. People know who we are.”
It appears whomever has deployed the latest attack may have targeted the same firm previously. Property Observer is aware of at least one other site which uses the same photos and information.
New Season Financial Company, based in the US, has the same stolen information, but in a different layout as Mike Morgan Loans.
<a href="https://www.propertyobserver.com.au/australian-capital-territory/asic-warns-of-dodgy-south-african-loan-offering/2013083064684">ASIC found unsolicited emails have been sent from Mike Morgan Loans</a> to consumers offering loans ranging from $10,000 to $20 million with a low interest rate of 3%.
ASIC Commissioner Greg Tanzer says consumers need to be cautious when approached with unsolicited offers of financial products.
“I would also urge consumers seeking loans or other credit products to avoid dealing with people or companies who are not licensed by ASIC,” Tanzer says.
“Australian credit licensees are subjected to stringent requirements under the national consumer credit legislation which are designed to protect consumers.
“This way you can be confident you are dealing with a legitimate credit service provider and avoid potentially significant financial losses.”
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Fraudulent loan operator stole Perth company's website design

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The Australian Securities and Investments Commission has released a warning about a South African-based loan operator.
Mike Morgan Loans, operating through the website <a href="https://www.mmloans.com">www.mmloans.com</a> falsely claims that Mike Morgan Loans is a licensed credit provider and that a licensed Australian company is trading as Mike Morgan Loans.
Mike Morgan Loans is not the registered business name of any Australian company or Australian credit licence holder, according to ASIC.
Unsolicited emails have been sent from Mike Morgan Loans to consumers offering loans ranging from $10,000 to $20 million with a low interest rate of 3%.
ASIC Commissioner Greg Tanzer says consumers need to be cautious when approached with unsolicited offers of financial products.
“I would also urge consumers seeking loans or other credit products to avoid dealing with people or companies who are not licensed by ASIC,” Tanzer says.
“Australian credit licensees are subjected to stringent requirements under the national consumer credit legislation which are designed to protect consumers.
“This way you can be confident you are dealing with a legitimate credit service provider and avoid potentially significant financial losses.”
Property Observer can reveal Mike Morgan Loans<a target="_blank" href="https://www.propertyobserver.com.au/australian-capital-territory/fraudulent-loan-operator-stole-perth-company-s-website-design/2013083064689?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=news"> stole the website design of a prominent Perth company.</a>
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ASIC warns of South African loan offering

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HSBC expects the Reserve Bank of Australia will keep interest rates on next week.
“We expect the RBA to hold the cash rate steady next week at 2.50%,” says chief economist Paul Bloxham.
“We expect confidence to improve after the federal election, on 7 September, though clearly there is considerable uncertainty regarding this outlook.
“The RBA’s next move is somewhat reliant on the AUD: a lower AUD would make further rate cuts less likely. In our view, the RBA would be more comfortable with the AUD closer to USD0.85.”
He says low rates are supporting the housing market but a broader rebalancing of growth is still yet to be seen.
He finds house prices are up 6.5% from their May 2012 trough and mortgage rates are at their highest levels in three years but it’s not quite enough.
“Outside of housing, there are, as yet, few signs of growth rebalancing,” he says.
He finds consumer sentiment has ticked up a little in recent months but remains around its long-run average.
And retail sales have weakened in recent months after showing some improvement earlier in the year. Business conditions and confidence also remain weak.
“Despite low interest rates and a declining AUD, businesses are unhappy. Part of this story seems to reflect political uncertainty, and concerns about the tax and regulatory environment,” Bloxham says.
“As a result, businesses remain generally unwilling to commit to large investment and hiring decisions.
“It may take time before the impact of the lower AUD flows through to firms’ willingness to make investment decisions. We do, however, expect that a broader rebalancing of growth will occur in time.”
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Expect rates to remain on hold at September RBA meeting: HSBC

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Mark Bouris’ Yellow Brick Road has posted a $6.6 million loss in its half year results, slightly less than last year.
The company put the loss down to an increase in commissions, consultancy fees and other expenses.
The loss comes despite a 68.4% increase in operating revenue to $25 million. The total expenditure for the company is up 17%.
“Our management team has managed to keep overheads flat when you consider the growth that we have experienced,” Bouris says.
The group has doubled its mortgage book to $1,794 million.
“We completed the financial year with a very strong balance sheet. Our focus for 2014 is to continue to grow out footprint but will see us shift our focus away from product development, manufacturing and promotion to holding our cost structure and materially increasing our revenue,” Bouris says.
“This year will see a closing of the gap between the revenue line and expense line.”
Branch network revenue is up 127%, mortgage revenue is up 118%, wealth management revenue is up 217%, and general insurance revenue is up 29%.
So far this year the company has focused on attempts to branch out from just providing mortgages. It has provided “road to retiring right” training at 75 branches. And they’ve taken advantage of the June high season for super contributions through its celebrity apprentice campaign.
That means there are now 115% more people able to provide actual financial advice, letting the company experience a 138% increase in non-mortgage transactions.
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Yellow Brick Road broadens its horizons and maintains $6m loss

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A Sydney real estate agent who stole a $15,000 deposit has been fined and been banned from practising until 2018 but has avoided a jail sentence.
The Downing Centre Court found Enfield agent John Photi fraudulently misappropriated a deposit on a house he did not have the authority to sell.
Fair Trading Commissioner Rod Stowe said the agent, also known as John Nicolas Photis and John Nicholas Fotis was lucky to avoid a two year jail sentence.
“Although Mr Photi’s actions were egregious, his status as a disabled pensioner has been taken into account and he has undertaken to pay his victims $2,000 compensation, in addition to the $15,000 they have already received,” Stowe said.
A couple from Brisbane had approached Photi about a property in Bexley North in April 2009.
Although the listing was actually controlled by another agent Photi told the couple the vendors had accepted their pre-auction offer and that he had arranged finance for the purchase.
He requested and received a $15,000 bank cheque as a holding deposit.
Photi then transferred that money out of his company’s trust account and used it for his own purposes.
“As a result of this matter, Fair Trading took disciplinary action against Mr Photi and on 30 November 2011 he was disqualified from holding a Real Estate Agent Licence for seven years,” Stowe said.
“In addition Mr Photi is banned from being involved in the direction, management and conduct of the business of a licensee for seven years.”
Photi has been ordered to pay $14,262 in fines, costs and compensation.
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Sydney agent fined for $15K fraud

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Brisbane’s popular suburb of Carindale is out of reach for many buyers but buying a house in Tingalpa, just seven kilometres away, is 33% cheaper, according to Westpac.
Westpac has compiled a list of ten Brisbane suburbs where it’s cheaper to buy than in their more popular neighbouring suburbs.
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The hidden gem suburbs are close to the popular suburb but have a lower cost median house or unit price. The most popular suburbs were determined by the most searched for suburbs on realestate.com.au.
“Buyers who want to truly own their home sooner can find real value by simply considering a suburb which is just a stone’s throw away from their first preference,” says Westpac’s Gai McGrath.
With a median house price of $1.02 million New Farm is out of reach for many buyers but nearby Kangaroo Point is 38% cheaper. For units Fortitude Valley is a better alternative to New Farm with median prices 16.5% less.
If you wanted to buy a unit in the seventh most popular suburb in Brisbane, Redcliffe, you could consider travelling just four kilometres down the road to Kippa-Ring where the average unit price is 21% cheaper.
You could own your home 13 years and one month sooner and save $66,436 in purchase price and $91,535 in interest repayments over time, according to Westpac.
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Image courtsey of <a id="yui_3_7_3_3_1377754463409_929" href="https://www.flickr.com/photos/bertknot/">Bert Knot</a>/ flickr.
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Brisbane's most popular suburbs too expensive? Try the 10 hidden gem suburbs

For most new apartment buildings, the Owners Corporation starts life with little more than a bank account and the first quarterly strata levies.

At <a href="https://www.apartments.com.au/buildings/9-gay-street-castle-hill-9-gay-street-castle-hill-nsw-2154">9 Gay Street</a> in <a href="https://www.apartments.com.au/developments/castle-hill-nsw-2154">Castle Hill</a>, it starts with around $7 million in reserve.

It's an unusual legacy of what was once one of Sydney's highest-profile apartment remediation projects. When the development, originally known as Skyview and built by disgraced developer Top Place, came under scrutiny by then NSW Building Commissioner David Chandler, an $11 million remediation bond was negotiated to ensure any building defects could be fully rectified.

The building underwent an 18-month remediation program, during which around $4 million of that bond was spent bringing the building up to the standard it should have been in from the outset.

After extensive inspections, all active rectification orders have been lifted. What's more, around $7.2 million remains secured for the Owners Corporation for the next 15 years.

In a twist few would have predicted, what began as a significant concern for purchasers has left the building with something almost unheard of in the apartment market: a multi-million-dollar financial reserve from day one.

[smartcode_project:default project_id=147685 project_image_fid=359136]

<a href="https://www.apartments.com.au/project-marketer/equitifund-group">Equitifund</a> Executive Chairman Greg Huxley said the structure offers buyers a level of certainty that is difficult to replicate.

"The $11 million bond established for the Skyview Castle Hill development represents exceptional value, providing genuine financial security for purchasers," Huxley said.

"Unlike a standard insurance policy, this bond consists of real funds held in trust for the Owners Corporation, offering a tangible layer of protection and added peace of mind."

The apartments themselves have been designed with a focus on practical, contemporary living. Interiors feature Smeg appliances, stone benchtops, tiled living areas, carpeted bedrooms, 2.7-metre ceilings, floor-to-ceiling glazing, and ducted heating and cooling throughout.

Residents also have access to a range of shared amenities, including two rooftop barbecue areas, a swimming pool, children's playgrounds, secure building access, storage cages, and visitor parking.

The location continues to be one of the project's strongest drawcards. Castle Hill Metro Station sits virtually on the doorstep, providing direct connections across Sydney's expanding Metro network, while Castle Towers offers extensive retail, dining, entertainment, and service amenities within walking distance.

[smartcode_project:default project_id=147685 project_image_fid=359127]

The building, now named after its location at 9 Gay Street, comprises a diverse mix of one-, two-, and three-bedroom apartments starting from just under $600,000.

Equitifund National Sales Director Ben Hamblett said demand in the Hills District continues to be driven by buyers seeking convenience and connectivity.

"Interest from both owner-occupiers and investors in Castle Hill remains exceptionally strong, with buyers consistently prioritising developments in close proximity to the Metro station and Castle Towers Shopping Centre," Hamblett said.

"There is a clear trend in the market, with purchasers seeking convenient access to transport and lifestyle amenities that support a seamless, low-maintenance way of living."

On top of the long-term protection afforded by the remaining $7.2 million bond, Equitifund is offering a limited-time stamp duty rebate on selected apartments.

Eligible purchasers can also secure finance options, including a 3.99 per cent two-year variable rate, loan-to-value ratios of up to 90 per cent, and interest-only lending options through EquitiCredit.

[smartcode_project_cta:default project_id=147685]

Joel Robinson

Why this Castle Hill apartment building starts with a $7 million advantage

For much of the past few years, conversations about Australia's property market have centred on the rapid growth seen in Sydney, Brisbane, Gold Coast, and Perth. <a href="https://www.apartments.com.au/developments/melbourne-vic-3004">Melbourne</a> has followed a different trajectory.

That relative underperformance is now encouraging some buyers to reassess the city, particularly those willing to look beyond short-term market movements and focus on quality property in established locations, along with the long-term growth prospects of a city expected to overtake Sydney as Australia’s most populous.

John Bekiaris, Research &amp; Market Insights at <a href="https://www.apartments.com.au/project-marketer/equitifund-group">Projects by Equitifund</a>, said Melbourne's current position is attracting increasingly sophisticated purchasers.

"Melbourne continues to present one of Australia's strongest long-term investment stories," Bekiaris says.

"While other capital cities have experienced stronger recent growth, that relative underperformance is exactly what's attracting sophisticated counter-cyclical investors."

[smartcode_project:default project_id=1979 project_image_fid=363268]

Equitifund isn't just commenting on Melbourne's property market, it's investing in it.

The Sydney-headquartered capital partner has taken over the remaining apartments at <a href="https://www.apartments.com.au/buildings/victoriana-melbourne-20-queens-road-melbourne-vic-3004">Victoriana</a>, the recently completed glass-encased development opposite Albert Park Lake in Melbourne's tightly held St Kilda Road precinct.

Designed by <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> and built by <a href="https://www.apartments.com.au/builders/hickory">Hickory</a>, Victoriana places residents between one of Melbourne's most recognised parklands and the CBD, offering oversized two and three-bedroom apartments aimed at owner-occupiers seeking a genuine alternative to a traditional family home.

The development comprises 232 completed residences alongside a suite of resident amenities, including a 25-metre indoor swimming pool, gymnasium, landscaped entertaining areas, resident lounges, EV charging, secure basement parking and a concierge-style arrival experience.

[smartcode_project:default project_id=1979 project_image_fid=363229]

The apartments have been designed with owner-occupiers firmly in mind.&nbsp;Open-plan living and dining areas flow onto generous balconies framing views across Albert Park Lake, Fawkner Park, the Royal Botanic Gardens and the Melbourne skyline.

Kitchens feature Gaggenau appliances, stone benchtops and generous preparation space. Bedrooms include built-in robes, while bathrooms feature full-height textured tiling. Hardwood flooring and ducted air conditioning complete residences designed for long-term living.

Rothelowman's architecture takes its cues from the landscape opposite the site. Sweeping horizontal glazing references the movement of Albert Park Lake, while generous balconies and expansive glazing strengthen the connection between the apartments and the surrounding parklands. The result is a building designed to deliver the scale and amenity expected of luxury apartment living, while offering the larger floorplans increasingly sought by owner-occupiers.

[smartcode_project:default project_id=1979 project_image_fid=363284]

The location is one of Victoriana's defining characteristics. Positioned on Queens Road, residents are directly opposite Albert Park Lake and within easy reach of Fawkner Park, the Royal Botanic Gardens, South Melbourne, St Kilda Road and the CBD. With few comparable development opportunities remaining in the precinct, buyers are increasingly placing value on outlooks that are unlikely to be interrupted by future construction.

Greg Huxley, Founder of Equitifund, believes those qualities become even more valuable over time.

"Premium real estate has always rewarded buyers who take a long-term view," Huxley said.

"Victoriana represents the kind of asset that's increasingly difficult to recreate today, particularly in an established location like Queens Road."

He said rising construction costs are also changing the way buyers assess completed developments.

"When you combine an irreplaceable location with thoughtful architecture and premium finishes, you create something that becomes increasingly difficult to reproduce as construction costs continue to rise."

[smartcode_project:default project_id=1979 project_image_fid=363228]

According to National Sales Director Ben Hamblett, enquiry has been driven largely by Melbourne downsizers and buyers upgrading from smaller apartments.

"Interest in Victoriana continues to build, with strong buyer focus on the larger owner-occupier residences within the development," Hamblett says.

"Enquiry is increasingly driven by local buyers who recognise the rarity of what's on offer: park-facing apartments in an established neighbourhood where new development opportunities are becoming increasingly scarce. At Victoriana, the view is not just a feature; it's an appreciating asset in its own right."

He said interstate enquiry has also strengthened as buyers reassess Melbourne's position within the national property cycle.

"Melbourne currently stands as the most compelling entry point of any major Australian capital, and discerning buyers are beginning to recognise what those who move early always understand: the best opportunities are taken before the price rise confirms them."

[smartcode_project_cta:default project_id=1979]

Why now is the time to buy in Melbourne's premium apartment market

Developers and apartment buyers have a narrowing window of opportunity before Brisbane's Olympic infrastructure pipeline begins competing directly with residential construction, pushing up costs, tightening labour supply and making new projects increasingly difficult to deliver.

While Brisbane's apartment market continues to benefit from strong population growth and limited housing supply, industry research suggests the years leading up to 2027 could prove to be the most important period for developers looking to secure builders and buyers hoping to purchase before the next wave of price increases.

A new Colliers report, Brisbane 2032 Olympic and Paralympic Games: Creating Solutions, highlights the scale of the challenge. While thousands of new homes are planned across South East Queensland, the Brisbane Olympic Athletes Village alone will deliver more than 10,500 beds during the Games before being converted into around 1,750 to 2,000 apartments. Equivalent to almost two years of typical inner-city apartment supply, the project will also absorb a significant share of the construction workforce and building materials.

The broader construction pipeline paints an even clearer picture.

Construction Skills Queensland's Horizon 2032 report forecasts Queensland's annual construction pipeline will average $69 billion over the coming years before peaking at $75 billion in 2027-28. Demand for construction workers is expected to increase by 17 per cent to almost 150,000 people, with the industry facing an annual shortfall of around 19,000 workers that could blow out to as many as 35,000 during the peak construction period.

The Olympic venues, athletes village and supporting infrastructure will account for billions of dollars worth of work across South East Queensland through to 2032, creating intense competition for labour at a time when Australia's residential construction sector is already under pressure.

[smartcode_project:default project_id=150489 project_image_fid=373834]

Colliers Queensland Residential Director Andrew Scriven said the convergence of these projects is creating a clear window of opportunity for both developers and buyers.

"From 2027 onwards, the market will shift dramatically," Scriven said.

"Labour will increasingly be locked into government-led infrastructure and Olympic projects, which means private residential developments will face higher costs and tighter margins. The developers who move now are the ones most likely to get projects off the ground."

Scriven said the same dynamic would also affect buyers, with fewer apartment projects expected to launch once construction capacity tightens.

"If you're looking to change your lifestyle over the next five years, now is your window of opportunity to buy."

[smartcode_project:default project_id=150713 project_image_fid=373827]

Developers are already positioning themselves ahead of that window.

Following the success of Monarch at Toowong, Consolidated Properties is preparing to launch two new Brisbane apartment projects in the second half of 2026. They include <a href="https://www.apartments.com.au/new-apartments/gloriette-30-bedivere-street-yeerongpilly-qld-4105">Gloriette</a> at Yeerongpilly Green, a 25-storey tower within one of Brisbane's key Olympic precincts, and <a href="https://www.apartments.com.au/new-apartments/castile-47-skyring-terrace-newstead-qld-4006">Castile</a>, a recently approved 25-storey riverfront development at 47 Skyring Terrace in Newstead.

Hutchinson Builders will deliver both projects, with early works already underway at Yeerongpilly and Newstead expected to commence later this year.

The timing comes as Brisbane's fundamentals continue to strengthen, with strong interstate migration, population growth and vacancy rates remaining below 1.5 per cent.

Colliers Queensland researcher Pragya Sharma said Greater Brisbane is forecast to require around 40,000 new apartments between 2021 and 2031.

"There's a real mismatch emerging between when housing is needed and when it will be feasible to build," Sharma said.

"As a result, the period leading up to 2027 presents a key window of opportunity for developers to secure approvals, funding and construction capacity, while buyers will have greater choice before supply constraints intensify."

Colliers research outlines a critical pre-2027 window to start residential projects before labour squeeze: now is the time to buy

Developers, buyers on watch in South East Queensland ahead of construction crunch: Colliers

It's taken less than nine months for developer Sherpa Property Group to sell out all 51 apartments in its <a href="https://www.apartments.com.au/new-apartments/flourish-oasis-palm-beach-7-9-sixth-avenue-palm-beach-qld-4221">Flourish Oasis</a> development in <a href="https://www.apartments.com.au/developments/palm-beach-qld-4221">Palm Beach</a>, over a year before its anticipated completion.

&nbsp;

Located at 7-9 Sixth Avenue, the $67 million development has resonated strongly with both local owner-occupiers and downsizers seeking high-quality apartments within walking distance of the beach, dining precincts and everyday amenities.

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Christie Leet, Founder of <a href="https://www.apartments.com.au/developers/sherpa-property-group">Sherpa Group</a>, said the sell-out reflected both the strength of the Palm Beach market and the success of Sherpa's community-first approach to development.

"The sell-out of Oasis is a fantastic outcome and reinforces the strong demand we're seeing for thoughtfully designed apartments in lifestyle locations," Leet said.

"From the outset, our vision was to create a development that genuinely enhanced the Palm Beach community while providing residents with exceptional homes and wellness-focused amenities.

"We've been incredibly encouraged by the level of local support throughout the campaign, 72.5 per cent of buyers are locals, with a significant proportion of purchasers choosing Oasis as their future home rather than an investment."

[smartcode_project:default project_id=151449 project_image_fid=357463]

Construction is now progressing following development approval, with trusted builder LPS Group delivering the project and completion anticipated in Q3 2027.

Oasis forms part of Sherpa Group's successful Flourish collection, which has become recognised for its focus on wellness, community and elevated coastal living.

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Residents will have private access to a rooftop amenity space featuring a pool, gym, sauna, steam room, hot and cold plunge pools, spa and barbecue facilities.

"The success of Oasis demonstrates that buyers continue to prioritise quality, location and lifestyle," Leet said.

"We are proud to have delivered a project that has resonated so strongly with the market and look forward to bringing Oasis to life for our future residents."

Sherpa recently launched <a href="https://www.apartments.com.au/new-apartments/flourish-soleira-palm-beach-1150-1160-gold-coast-highway-palm-beach-qld-4221">Flourish Soleira</a>, its third instalment of the Flourish brand in Palm Beach following Flourish Oasis and <a href="https://www.apartments.com.au/new-apartments/amargo-6-12-sixth-avenue-palm-beach-qld-4221">Flourish Amargo</a>.

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Sherpa sells out Flourish Oasis in booming Palm Beach

Urban Property Group's <a href="https://www.apartments.com.au/new-apartments/la-vera-macquarie-park-94-talavera-road-macquarie-park-nsw-2113">La Vera</a> is leading the next phase of Macquarie Park's residential evolution, with the new apartment development set to become the first of several new apartment projects in the precinct to complete.

The 169-apartment building has now topped out ahead of its scheduled completion in the third quarter of 2026, as new residential investment continues to reshape one of Sydney's largest employment hubs into a true mixed-use precinct.

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Cox Architecture has designed La Vera to capture the best of its unique positioning on Talavera Road, orienting the building towards Lane Cove National Park.&nbsp;The building features a sculpted northern façade with flowing curves inspired by the surrounding landscape, while its city-facing elevation adopts a more structured architectural expression to maximise skyline views.

"The vision for the project was to conceive a building that adopted an organic and curvilinear form to the northern portion that faces the Lane Cove National Park," <a href="https://www.apartments.com.au/architects/cox-architecture">Cox Architecture</a> Director Felipe Miranda said.

"The residents that reside in the northern portion of the building benefit by having beautifully crafted curved balconies that speak to the natural context and heighten the relationship of their internal living spaces to the external balconies."

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La Vera offers a diverse mix of one, two, three, and four-bedroom configurations, with prices currently starting from $740,000. Buyers so far have been a mix of Sydney-based investors,&nbsp;metro commuters, owner-occupiers and downsizers from surrounding North Shore suburbs.

Both investors and owner-occupiers have been drawn to La Vera's proximity to Macquarie University, Macquarie University Hospital, Macquarie Centre and the Sydney Metro, infrastructure that supports both strong rental demand and a convenient lifestyle for residents.

The apartments feature full-height glazing, timber flooring throughout living areas, stone kitchen benchtops, SMEG appliances, floor-to-ceiling bathroom tiling and ducted air conditioning.

Residents will have access to a rooftop recreation level featuring a swimming pool, sauna, barbecue facilities and landscaped relaxation areas, complemented by additional communal space at ground level. Many apartments enjoy uninterrupted views across Lane Cove National Park, reinforcing the project's connection to its natural setting.

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<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a>, a family-owned developer and builder with nearly four decades of experience, holds a 4.5-star iCIRT rating and was Australia's first developer to introduce 10-Year Latent Defects Insurance (LDI). La Vera is the first apartment development in <a href="https://www.apartments.com.au/developments/macquarie-park-nsw-2113">Macquarie Park</a> approved to offer the additional insurance protection, alongside a five-year warranty on SMEG appliances.

Urban Property Group CEO Patrick Elias said the additional protection reflects changing buyer expectations in the off the plan market.

"Consumers are a lot more weary and a lot more concerned in buying off the plan than they ever have been. Having LDI is a tool to portray the confidence that we have in our product, and a confidence we want buyers to share," Elias said.

Following completion of the building later this year, buyers will move into their apartments well before Christmas.

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Alistair Walsh

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