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Three out of four current vendors in Juniper Group’s 243 metre tall Soul development in Surfers Paradise are on track to lose money.
Online listings in the building indicate vendors are willing to offload apartments for less than they originally paid.
Unit 505 in the tower is <a target="_blank" href="https://www.realestate.com.au/property-apartment-qld-surfers+paradise-113392671">listed for sale at $1.145 million</a>. It originally sold for $1.2 million in 2012.
Unit 1701 is <a target="_blank" href="https://www.realestate.com.au/property-unit-qld-surfers+paradise-112679159">listed for $1.4 million</a> but it originally sold for $1.6 million in 2007.
And unit 2301 is <a target="_blank" href="https://www.realestate.com.au/property-apartment-qld-surfers+paradise-114608379">listed for sale at $1.5 million</a> after originally selling for $1.63 million in 2012.
But unit 1805 is<a target="_blank" href="https://www.realestate.com.au/property-residential+land-qld-surfers+paradise-2740929"> listed for sale at $2.29 million</a> after originally selling for $1.13 million in March this year.
There are still more than 100 apartments unsold in the building with prices cut by 22%.
The off the plan buyers appear to be stayers.  Resales since completion have been limited - compared to the <a target="_blank" href="https://www.propertyobserver.com.au/queensland/hilton-surfers-paradise-resale-price-collapse-for-but-one-exiting-property-investor/2013082164115">Sufers Paradise Hilton </a>and <a target="_blank" href="https://www.propertyobserver.com.au/news/poor-fortune-for-those-who-went-to-the-oracle-on-the-gold-coast/2013082664548">Oracle </a>- with RP Data listing only two results. Both lost money.
Unit 2701 originally sold for $1.8 million in 2007 but then resold for $1.5 million in February 2011 - a loss of $300,000.
And unit 5305 originally sold for $3.5 million in 2008 but resold for just $1.58 million in 2013.
And the penthouse apartment which was reportedly bought, but not settled on, for $16.85 million in 2007, <a target="_blank" href="https://www.realestate.com.au/property-apartment-qld-surfers+paradise-110320361">is on the market for around $10 million.</a>
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awalsh-7Ub9EypybQ

Three out of four vendors set to lose money in Soul

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Construction rates should increase following the election, according to Commsec’s latest Economic Insights report.
According to data from the Australia Bureau of Statistics construction work done in the June quarter fell by 0.3%, the third consecutive decline.
<img src="/images/stories/2013/08/construction1_aug_29.jpg" width="470" height="328" alt="construction1_aug_29">
Commercial building work done fell by 1.3% with residential work down 0.1% and engineering work fell by 0.2%.
“Businesses aren’t keen to spend, invest or employ ahead of the Federal Election. So the slight fall in construction activity won’t come as a surprise,” Craig James writes in the report.
“But given some expectations that mining investment has peaked and could fall off a cliff; that certainly isn’t happening. Construction work done peaked in the September quarter of 2012 but has only eased gently from the highs."
<img src="/images/stories/2013/08/construction2_aug_29.jpg" width="470" height="356" alt="construction2_aug_29">
“On a positive note the Reserve Bank has few worries when it comes to cost pressures in the construction sector with prices growing at the slowest annual pace in three years. The slight fall in residential building will mean ‘residential investment’ will neither detract nor contribute to June quarter GDP growth."
“Overall economic growth is expected to be around 0.5%-0.8% over the quarter, which would take annual growth between 2.4%- 2.7%."
“Notwithstanding the trend to greater housing occupancy, there here are good reasons to expect a lift in construction work – especially in the residential sector – when the election is out of the way.”
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Construction to lift following election: Commsec

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Commsec says housing already has spare capacity meaning Australia will no longer be building as many houses.
Data from the Australian Bureau of Statistics shows 78% of households have at least one spare bedroom while 18% of those who own their homes outright have three or more spare bedrooms.
<img alt="sparecapacity" height="343" width="470" src="/images/stories/2013/08/sparecapacity.jpg">
“The latest data confirms recent trends showing that there is plenty of spare capacity in our existing homes, even though we have been utilising some of this extra capacity in the past five years. The latest figures have clear implications for the housing industry,” Craig James writes in Commsec’s latest economic insight report says.
“If Australians are keen to utilise their homes more efficiently then construction will be constrained in coming years.”
<img alt="sparecapacity2" height="340" width="470" src="/images/stories/2013/08/sparecapacity2.jpg">
The ABS found the average number of bedrooms per dwelling was unchanged at a record high of 3.11 in 2011/12. In 1994/95 there were 2.88 bedrooms per home.
And the average number of people in a home was steady at 2.57.
At the same time construction work done fell by 0.3% in real terms in the June quarter, after falling by 1.9% in the March quarter and easing 0.2% in December 2012 quarter.
<img alt="romm_at_the_inn__aug_29" height="354" width="470" src="/images/stories/2013/08/romm_at_the_inn__aug_29.jpg">
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Spare rooms so less homes built: Commsec

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Supermarkets were the strongest tenant performers for Westfield this half year with retail sales up 10.1% in the six months to June 30.
Jewellery shops also performed well with sales up 4.1% over the six months.
Discount department store sales were up 3.7%, followed by food catering at 3%.
But things weren’t so peachy for cinemas with sales down 2.3% over the six months. Leisure sales were down 2.1% and department stores are down 1.4%.
Westfield currently have four projects under construction – the Miranda shopping centre is getting a $435 million renovation due to be completed by 2014 to 2015; the Mt Gravatt centre is getting a $400 million renovation due to completed in 2014; it is the design and construction contractor for AMP Capital’s $390 revamp of the Macquarie centre; and the $92 million expansion of the West Lakes centre.
Vacancies are tight with its Australian portfolio 99.5% leased and its average specialty store rent is at $1534 per square metre.
Overall its retail sales growth is at 0.9%.
The Westfield Group had a first-half statutory profit of $515 million, down from the previous year’s $800 million.
Westfield’s Peter Lowy and Steven Lowy said the results were in line with predictions.
“The results for the half year were in line with forecast, reflecting the solid performance from the portfolio, good progress on the current and future development pipeline, and the continuation of asset divestments and buyback of securities,” he said.
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Westfield supermarket tenants perform the strongest

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Meriton boss Harry Triguboff has paid $25 million for a site in Ryde in Sydney’s inner north west.
He plans to build a $200 million 269-unit development on the <a href="https://www.realcommercial.com.au/property-land+development-nsw-ryde-500741387">1.08 hectare site</a> on Church Street.
The site already has approval for a development which pleased the apartment tycoon.
"I started in the suburbs of Meadowbank and Ryde like I started in many other suburbs," Triguboff told The Australian.
"It's a very good site, the plans are approved. It takes longer to get council approvals than to build it. I like the position and I like the fact it's got an approval."
He is expected to start building a series of six to eight storey buildings by the end of year.
The site has three street frontages and potential for water views.
It was sold by CBRE’s Matthew Ramsay, Frank Oliveri and Peter Vines.
Ramsay said he had been on the verge of selling it to a Chinese group.
“We had an offshore group in due diligence that expired and Meriton came in. And we locked up a deal with them in a week or 10 days."
"We have a lot of interest from offshore, and there are four large groups from Melbourne also looking at Sydney properties. As well, a lot of the medium-size developers are taking the next step up and looking at sites worth $30 million to $40 million."
Triguboff reportedly bought the site from the Motive Properties, run by South African Adam Kaplan.</body></html>

Harry Triguboff pays $25 million for site in Ryde

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Larry Kestelman’s LK Property Group is offering more than 600,000 Qantas frequent flyer points with the purchase of units in its developments at Clayton, Caulfield South, Brighton East, Ormond and West Footscray.
For every dollar paid on the deposit and balance of a unit, the developers will credit a frequent flyer account with one point.
<img src="/images/stories/2013/08/qantas-offer-aug-29-one.jpg" alt="qantas-offer-aug-29-one" width="470" height="170">
So if buyers purchase <a href="https://www.realestate.com.au/property-apartment-vic-caulfield+south-114589827" target="_blank">unit one at the 888 Shangri-La development</a> (pictured below) in Caulfield for $629,000 they stand to earn 629,000 frequent flyer points – more than enough for three return first class return flights from Melbourne to Singapore.
{yoogallery src=[images/stories/2013/08/aug29cau]}
The two bedroom flat has a private courtyard, built in robes and an open plan kitchen, living and dining area.
The development is currently under construction.
And <a href="https://www.realestate.com.au/property-apartment-vic-caulfield+south-114589827" target="_blank">unit three</a> is being sold for $639,000 – a reward of 639,000 points.
In the Barkly Place development in West Footscray (pictured below) unit 2.32 is being offered for $460,000 – earning a reward enough for a return first class flight from Melbourne to Paris with a stop in London.
<img src="/images/stories/2013/08/barkly_square_aug_29_one.jpg" alt="barkly_square_aug_29_one" width="470" height="338">
The deal between the developer and Qantas was reportedly struck after more than a year of negotiations.
Kestelman, who also founded internet provider Dodo and owns the Melbourne Tigers basketball team, says there have been hundreds of inquiries about the properties since Qantas emailed details of the arrangement to its members.
“The apartment price is no more or less than they would pay otherwise,” he told The Australian Financial Review.
The developments eligible for the deal include <a href="https://www.494northroadormond.com.au/" target="_blank">494 North Road Ormond</a>, <a href="https://888shangri-la.com/" target="_blank">888 Shangri-La</a>, <a href="https://657brighton.com.au/" target="_blank">657 Brighton</a>, <a href="https://barklyplace.com.au/" target="_blank">Barkly Place</a> and <a href="https://lkproperty.com.au/landing/Dixon/" target="_blank">Dixon Street Apartments.</a>
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Melbourne off-the-plan units sell with bonus Qantas frequent flyer points

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Tourism Australia chairman Geoff Dixon, adman John Singleton and venture capitalist Mark Carnegie have bought Brisbane’s The Exchange Hotel for a reported price around $34 million.
They bought the popular drinking spot, known as The Stockie, from Greg Maitland’s Independent Pub Group who bought the property holding in 2011 for $18 million.
The $35 million plus sale of the 911 square metre site at 131 Edward Street included 25 gaming machine authorities, a late night license, and DA approval for an outdoor terrace.
The pub is the 11th addition to their now $180 million Australian Pub Fund empire, which was co-founded by co-founded by Paddy Coughlan and Andrew Kelly. APF is scheduled for a public listing in the first half of 2014.
Coughlan told The Sydney Morning Herald the latest purchase continued their goal of acquiring pubs underpinned by blue-chip real estate with an upside through superior management practices.
"The purchase price in the $33-34 million represents an entry yield of between 13.5 per cent to 13.9 per cent, with a yet to be activated development application/approval for a new outdoor mezzanine level that will hold an additional 300 patrons," Mr Coughlan said.
"We now own and operate 11 hotels across Sydney and Brisbane with total group revenue approaching $95 million per annum, while current freehold property assets are around $180 million.
In April they bought Brisbane’s Elephant &amp; Wheelbarrow Hotel for $27 million.
They had previously bought Sydney hotels including the Bristol Arms in Sydney’s Sussex Street for $7.7 million which had previously traded in 2006 at $14 million.
This latest acquisition was negotiated off-market by John Musca from Jones Lang LaSalle hotels, according to The Australian Financial Review.
Other pubs in their empire include Kinselas in Darlinghurst, the Toxteth in Glebe, the Bellevue in Paddington, the Vic at Enmore, the Marlborough in Newtown, Unity Hall in Balmain as well as the Como and the Peakhurst Inn in Sydney's south.
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Singo's Australian Pub Fund buy Brisbane’s The Exchange Hotel for $35m-$40m

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Canningvale is Perth’s fifth most searched suburb by buyers, but with a median house price of $626,973 it’s out of reach for many. But Thornlie, just nine kilometres away, has a median house price that is 31% cheaper.
Westpac has compiled a list of ten Perth suburbs where it’s cheaper to buy than in their more popular neighbouring suburbs.
Click to enlarge
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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 $700,173 Scarborough is out of reach for many buyers but nearby Innaloo is 11.6% cheaper. For units Churchlands is a better alternative to Scarborough with median prices 25.8% less.
If you wanted to buy a unit in Subiaco you could consider travelling just two kilometres down the road to Wembley where the average unit price is 47% cheaper.
You could own your home 22 years and four months sooner and save $308,307 in purchase price and $171,057 in interest repayments over time, according to Westpac.
Click to enlarge
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 Picture courtesy of commons/flickr.
 
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Subiaco too expensive? Try buying in one of Perth's 10 hidden gem suburbs instead

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If you can’t afford a house in Baulkham Hills, ranks among Sydney’s most popular suburbs, it's suggested you consider travelling just eight kilometres down the road to Seven Hills where the average house price is 34% cheaper.
Westpac has compiled a list of ten Sydney suburbs where it’s cheaper to buy than in their more popular neighbouring suburbs.
Click to enlarge
<a rel="shadowbox" href="/images/stories/2013/08/sydney-houses-aug-27-big.gif" title="Click to enlarge"><img src="/images/stories/2013/08/sydney-houses-aug-27-small.gif"></a>
The hidden gem suburbs are close to the popular suburb but have a lower cost median house or unit price.
“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,” said Westpac’s Gai McGrath.
If Mosman is out of your budget then Cammeray is a suitable alternative, according to Westpac. With a median house price of $972,674 it is 43.2% cheaper than Mosman. For units though, Neutral Bay is the better alternative but only marginally – it’s just 1.7% cheaper than Mosman.
Manly Vale house prices are 47.1% cheaper than in the ever popular Manly while the units are 35.4% cheaper.
If you wanted to buy a unit in Baulkham Hills, you could consider travelling just four kilometres down the road to Northmead where the average house price is 16% cheaper. You could own your home 10 years, 9 months sooner and save $81,165 in purchase price and $130,520 in interest repayments over time, according to Westpac.
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Sydney's 10 hidden gem suburbs priced up to 47% cheaper than their expensive neighbours

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The proposed East West Link in Melbourne has stirred up a lot of controversy particularly after a recent assessment from Melbourne City Council found it would irretrievable claim 6% of Royal Park and increase traffic along certain areas.
And there have been<a target="_blank" href="https://www.propertyobserver.com.au/victoria/collingwood-s-east-west-link-buying-dilemma/2013080163570"> ripples in the housing market</a> in places like Collingwood which will be home to a freeway off-ramp.
<a target="_blank" href="https://www.propertyobserver.com.au/developments/doubt-cast-over-jardin-australand-parkville-project-but-evo-buyers-caught-in-east-west-link-plans/2013071663349">Developers are nervous</a> about the multi billion project which could affect a number of off-the-plan developments.
But the state government says it will halve travel times from the Chandler Highway to the Citylink. 
<a href="https://twitter.com/UrbanMelbourne" target="_blank"><img src="/images/stories/2013/08/tweet_of_the_day_aug_27_three.jpg" width="470" height="170" alt="tweet_of_the_day_aug_27_three"></a>
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East West Link should be subject to same scrutiny as smaller projects

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.

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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."

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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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