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Planning inefficiencies and government bureaucracy are limiting the supply of new housing and raising its cost, according to research published by the Reserve Bank of Australia.
The new report finds the length and complexity of the planning process, issues related to the provision and funding of infrastructure, land ownership and geographical constraints, and other challenges are all are limiting the home building sector.
Protracted planning processes are one of the chief constraints to the fast delivery of housing projects, according to the Supply-side Issues in the Housing Sector report, published in the RBA’s September quarter bulletin.
“While there are sound reasons for councils and government agencies to impose stringent tests during the planning phase, the uncertainty and time typically taken to settle planning issues can increase the cost and risk of housing development,” says the RBA.
“In particular, because developers incur holding costs on land (both the cost of financing its acquisition and land tax), the time it takes to get through the planning process increases total development costs.”
The report also finds that a shift by state governments towards user-funding of water, sewerage, transport and energy infrastructure as opposed to state funding is increasing the cost of housing.
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“Infrastructure charges raise the final sale price, reduce developer margins and/or lower the value of the undeveloped land, all of which can make the process of housing development less viable.”
The structure of land ownership is another big issue when it comes to developing greenfield land, with multiple owners of land at the fringe of cities complicating the process, according to the RBA report.
“Liaison contacts note that existing landholders often resist selling for lifestyle reasons and/or because their price expectations exceed the current market valuation.”
The cost of developing infrastructure in Sydney was significantly higher than in other capital cities, the report found.
In 2010 it cost $44,000 per lot to build adequate infrastructure, compared with $26,000 in Brisbane, $21,000 in Perth, $12,000 in Melbourne and $7,000 in Adelaide.
Part of this cost was put down to government charges which added just under 15% to the cost of each lot in Sydney, 10% in Brisbane and Perth and 5% in Melbourne.
This means the profit margins for developers in Sydney are much lower than in other capital cities.
The report says recent policy changes have party alleviated the situation but says “it is likely that these important issues will remain on the policy agenda for some time”.
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Red tape limiting the supply of new housing: RBA

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The number of fresh property listings is up, according to the first data on spring sales listings released by RP Data.
The total number of new listings has increased for the fifth successive week, jumping to 43,624 properties across the country.
<img src="/images/stories/2012/09/rpsept13.gif">
Source: <a target="_blank" href="https://www.myrp.com.au/">RP Data</a>
“As spring progresses the increase in new listings is likely to continue each week,” the report finds.
While the number of new listings has risen across Australia, the number remains well below that of a year ago.
New listings are 10.6% lower nationally and 13.6% lower across the combined capital cities for the year.
New listings in Queensland, WA, NT, ACT and Tasmania are all above levels one year ago, but the number is down in NSW, Victoria and South Australia.
The total number of homes advertised for sale across Australia increased slightly last week after eight consecutive weeks of falls.
Last week there were a total of 279,882 homes listed for sale nationally and 126,936 properties across the combined capital cities.
“Total listings remain higher than they were at the same time last year however, the differential has been moderating over recent weeks,” the report finds.
“At a national level, total listings are 4% higher than they were a year ago while across the combined capital cities they are just 0.1% higher.”
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Spring's fresh listings create fifth consecutive weekly national boost: RP Data

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Sentiment among Australian shopping centre managers has weakened over the last quarter as recent rate cuts failed to improve the sector, according to a survey by Jones Lang LaSalle.
As of August, 53% of centre managers are expecting at least some sales growth over the next 12 months, down from 57% in May.
The drop in sentiment comes as interest rate cuts in May and June did little to improve tenant enquiry levels and consumer behaviour, the report noted.
Overall neighbourhood centres have been doing better than sub-regional centres.
Tenant enquiry has weakened over the period with just 12% of respondents reporting an improvement in enquiry levels over the June quarter.
The vacancy rate in sub-regional centres rose from 1.4% in March to 1.9% in June 2012. The report says while the rate is relatively low, the sub-regional centre vacancy rate has trended upwards the last three quarters.
Vacancy rates in neighbourhood centres dropped from 5.1% in March to 4.2% in June. The report says part of the reason for the reduced rate has been the recent letting up of vacant spaces in centres opened over the last 12 months.
The report find average specialty rents have experienced “solid” growth in the past 12 months, particularly in neighbourhood centres.
In the year to June 2012, average rental growth for the portfolio of neighbourhood centres was 4.7%.
Sub-regional centre growth has been weaker, with an average of 2.3% over the 12 month period.
In line with <a href="https://www.propertyobserver.com.au/retail/shopping-centre-landlords-forced-to-discount-leases-to-attract-new-tenants/2012090656430">recent reports</a>, the Jones Lang LaSalle report find centre managers have been using a range of incentives to retain and attract tenants, including both rent free periods and fit-out contributions.
Around 63% of respondents expected either no growth, or growth of less than 3% over the next 12 months.
The report finds tenants have been experiencing difficulties in obtaining bank finance as banks are cautious of lending to new retailers.
There have been mounting concern over the increased number of tenants on holdover leases, which is impacting on the security of income in shopping centres according to the report.
Tenancy mix was again highlighted as key to driving growth in a challenging environment.  A broader range of services is being targeted to replace struggling retail categories.
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Shopping centre tenancy sentiment drops: Jones Lang LaSalle

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The Greater Building Society has cut its five-year fixed-rate home loans rate to 5.99% – the first time since March 2009 its rate has dropped below 6%.
The latest rate is down 16 basis points, with a comparison rate of 6.08%.
Its five-year fixed-rate ultimate (packaged) home loan is down 15 basis points to 5.95%, with a comparison rate of 6.33%.
The Greater Building Society’s David Bryde says its rates are lower than those of the major banks and the gap widens when comparison rates are used.
“Consumers should always use comparison rates when looking at home loan rates because they are a truer rate, taking into account fees and charges,” Bryde says.
 Bryde says that fixed rates suit people who demand certainty.
“With uncertain economic times and conjecture about which way rates may go fixing rates can be attractive for some customers,” he says.
“These lower fixed home loan rates are another reason why people should consider switching from their bank, and it is easier to do that than people think.”
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Greater Building Society five-year fixed home loan rate drops to 5.99%

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Australian property is overpriced – and possibly set to fall much further than they already have – according to Michael Power, an Investec Asset Management strategist.
He told an investors' briefing in Sydney that while Australia won’t experience the same bust as overseas, the situation is “a real worry, medium term”.
He says prices could fall by as much as 15% in the next two years.
Although residential property prices in Australia have dropped over the last two years, they are still among the highest in the world, Power suggsts.
"When you see what [the property market in] Australia has done, you have to ask ... you may be exceptional, but how exceptional are you.”
"Your level of debt is one of the highest in the world as a percentage of incomes ... [it] will turn against you if there's a real problem."
“This is something that, at some point, catches up with you,” Power says.
“I know a number of investors around the world putting their top short as Australian property.”
He says recent declines in prices show the market is not at its bottom point despite the thoughts of local commentators.
“If you think things have stopped declining at 6% and you’ve just in the last eight weeks had a terms of trade shock, then what you are now experiencing could get a lot worse.”
“I mean, most big property bubbles don’t end at a 6% decline.”
While the price will fall, he says Australia will avoid “anything like a US-style, Irish-style, Spanish-style property bust”.
“I think over the next 18 months it could go down by double digits – 12 or even 15%."
“It’s probably started to put pressure on your banks, and it has actually started to show up in their non-performing loans.
“That’s the first negative that generally starts to show through. But I think the negatives are going to start to show up now in the wake of the change in terms of trade.
“That’s started taking place In Australia . . . I think that could start to increase pressure.”
The Australian Financial Review and The Australian both reported the briefing by Investec, an international specialist banking and asset management group.
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Australian housing prices 'a real worry' and could fall 15% in next two years: Investec strategist

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The mining town of South Hedland is the leading town in WA where it’s cheaper to buy that rent, according to RP Data.
The data company's figures show that it can be $3,184 a month cheaper to buy a property with a principal and interest loan that it is to rent.
Agent Ryan Crawford from Crawford Realty says it’s been the case for a long time but rents have jumped noticeably in the last three months.
“There was a substantial jump in people coming to town at that time, and that flowed through into the rental market,” Crawford says.
He says the projects have been going on for a long time and are projected to last for some time into the future.
“They’re all long-term projects. There’s some interesting things happening with prices and China. Whilst that is a short-term thing that will fluctuate with global sector changes, the major effects are based on pricing. The commitments that mining companies like BHP and FMG have made will span 10 years plus.”
“Some have been put on hold. They’re just that – on hold."
Crawford says even though some projects have been put on hold the decisions haven’t had a large influence on the housing market.
“While people might see the postponements at taking large chunks out of the market, it’s not the case because the majority of work forces haven’t been bought on yet.”
Crawford is currently marketing 18 Lovell Place (architect's impression below), a block of eight units due to be finished next year.
<img src="/images/stories/2012/09/lovell.jpg" width="470">
Two of the units, priced at $599,000, have already sold.
The units are expected to rent at more than $1,300 a week, providing yields of 11.3%.
“The site is a fantastic option to get a low price unit in the market,” Crawford says.
Crawford says almost all interest in South Hedland comes from investors.
“It’s heavily investor based. Through our market it’s 90% investors. They come from the West Australian market, and there’s a lot of interest from the east coast and overseas.”
 
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A recent Westpac report found <a href="https://www.propertyobserver.com.au/queensland/moranbah-and-port-hedland-unsustainable-single-industry-mining-boom-hotspots-westpac/2012090655622" target="_blank">Port Hedland, the associated mining town is a “single-industry” and possibly risky  town</a>, making it harder for investors to secure loans in the area.
The Real Estate Institute of Western Australia's David Airey says the changes probably reflect a view from within the bank that “housing prices and rental returns in particular, in places like Karratha, Port Hedland, South Hedland and Newman are unsustainable”.
“The state government is anxious to address affordability in the Pilbara, and while this won’t happen overnight it’s clear that housing demands will be better met over the next few years.”
Crawford says there are big market differences between South Hedland and Port Hedland.
“The demographics really vary between Port Hedland and South Hedland and one differences is price point. Port Hedland is on the ocean while South Hedland is inland,” Crawford says.
“The price difference for a similar home is now $500,000 to $600,000 just from inland to coastal.
“Port Hedland is priced fairly high and is relatively unaffordable, but in South Hedland while there are increases it is still affordable.”
One of the main developments coming in to South Hedland is a 500-plus dwellings project exclusively for BHP staff.
Crawford says the project is at least two years from completion.
RP Data compared the cost of a mortgage vs the cost of renting in four different ways: 1, Principal and interest loan on a variable mortgage rate; 2. Interest-only loan on a variable mortgage rate; 3. Principal and interest loan on a three-year fixed mortgage rate; and 4. Interest-only loan on a three year fixed mortgage rate.
The comparison does not take into consideration stamp duty, associated buying costs and strata fees, where applicable. 
The data contains both units and houses, but in most suburbs on the list it is cheaper to buy a unit than buy one.
The median house asking rent in South Hedland is $1,775 a week, according to RP Data, which estimates it is $3,184 cheaper per month to buy a house with a principal and interest variable mortgage than rent one.
Click to enlarge
<a title="Click to enlarge" href="/images/stories/2012/08/rpsept36.gif" rel="shadowbox"><img src="/images/stories/2012/08/rpsept36thumb.gif"></a>
<a href="https://www.myrp.com.au/buyorrent" target="_blank">For the full list of all suburbs,  </a><a href="https://www.myrp.com.au/buyorrent" target="_blank">visit RP Data's website.</a>
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South Hedland heads the regional Western Australian localities cheaper to buy than rent: RP Data

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The chase for real estate vendor advertising has flared in a battle of the website giants to secure estate agency support.
REA Group offered to establish a slush fund worth tens of thousands of dollars for a leading Melbourne real estate agent if it committed to an exclusive two-year advertising deal, <a href="https://www.crikey.com.au/2012/09/11/news-limiteds-premiere-package-for-agents-under-attack/" target="_blank">writes our sister site Crikey.</a>
<a target="_blank" href="https://twitter.com/crikey_news"><img width="470" src="/images/stories/2012/09/crikeytweet.jpg"></a>
 
REA Group CEO Greg Ellis's response to the article was: 
“Let me be very clear in saying that all REA Group’s customer products and services are offered in strict compliance with applicable laws.  “The Ultimate Online Advertising Package benefits agents and vendors by providing price certainty to selected enhanced products, including our top-ranking Premiere Product.   “There is no cash incentive paid to any customer office or agent under the Ultimate Online Advertising Package.
"Neither is there any cash incentive paid to any customer office or agent as part of our Cooperative Marketing Arrangements. Those arrangements are offered at franchisor level to provide training and education to franchisee offices and agents.   “Crikey has reproduced only part of the confidential letter of agreement outlining a cooperative funding arrangement. The letter goes on to require the contracting party to ensure compliance with all applicable laws in performance of cooperative marketing obligations, including the Estate Agents legislation to which the Crikey article refers.    “Furthermore, we’re disappointed with the negative assertions being made about the conduct of real estate agents. We work very closely with real estate agents and know them to be a hard working group of people who are motivated by delivering the best outcome for their customers. To suggest they are not complying with the relevant legislation or not acting in the best interest of their vendors, is entirely unfair. 
"We welcome a full and thorough review of the media industry’s current and historical business practices,” Ellis concluded. 
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REA Group offers 'slush fund' to real estate agency in return for advertising: Tweet of the day

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La Contadina, an iconic Carlton restaurant on Rathdowne Street, is going under the hammer after 30 years of continuous operation by the same family.
The Mico family have run the restaurant as a classic Melbourne institution but have decided to sell up.
Guy Naselli and Raff De Luise from ICR Property Group are expecting $2 million plus at its September 27 auction.
The Mico family arrived in Australia from Italy in 1967 and have been running restaurants since then. Giovanni, the current owner of La Contadina, took over family affairs in 1975.
Not only did he run the restaurant, he has apparently also been a singer an actor and a film director.
The Mico family are very fond of the celebrities who have eaten at the restaurant which even included the much photographed former Prime Minister John Howard.
The restaurant was recently listed for lease at $1450.00 per week plus GST and all outgoings, but that leasing fell through and it’s being offered with vacant possession.
Naselli says the property could lease at $120,000 per annum.
The solid brick building is a two storey freehold with a first floor residence or office.
The walls of the restaurant are adorned with photos of Carlton celebrities and other memorabilia.
Naselli says the furniture and decorations aren’t included in the sale but there is the possibility to negotiate with the owners after settlement.
<img src="/images/stories/2012/09/howard.jpg">
It sits on 150 square metres of land on the east side of Rathdowne Street, 600 metres north of the exhibition gardens.
The heritage listed property was briefly listed for sale in 2011 through the same agent. It was also listed in 1997 for $385,000.
“The original subdivision dates abck to 1948, so the building age must be pretty close to that,” says Naselli.
“It’s been getting a fair bit of interest. Including a couple of inquiries from developers.”
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Iconic Carlton restaurant La Contadina listed with $2 million-plus expectations

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Fairfield Chase Retail Centre, a Spencer Street property in Fairfield, NSW, with development approval for 119 units, has has passed in at auction on a vendor bid of $9.5 million.
Jones Lang LaSalle agent Anthony Bray is in further negotiations with a buyer. The asking price for the property is $10 million.
<img width="470" src="/images/stories/2012/09/fairfieldchase.jpg">
The centre currently earns $1,354,000 per year in rent, with 50% of that coming from the healthcare anchor tenant, which has a lease to 2018.
Along with the anchor tenant there are 22 others, including the Fairfield fruit market.
The building comes with development approval for two 76-metre residential towers with a total 119 one-bedroom, two-bedroom and three-bedroom apartments.
The site currently has 171 parking spaces, and the approved plans would add two further levels of parking for a total of 272 car spaces.
The Urbis-designed plans would involve the demolition of the existing retail centre to build a new medical centre, supermarket and specialty stores.
The plans were approved last year, so a new buyer would have four years before they lapse.
The shopping centre tenants are the subject of termination and/or relocation clauses, which agent Anthony Bray says provides flexibility for any buyers to realise the full development potential.
The 5,160-square-metre property is in the centre of Fairfield, nine kilometres south of Parramatta, between Spencer Street, Smart Street and Council Lane.
It went to auction on August 30.
Bray says properties like this are harder to come by.
“There are lot more properties like this being developed than there are approved.”
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NSW shopping centre Fairfield Chase passed in at auction short of its $10 million asking price

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Most Melbourne agents are slightly underquoting price expectations before auction, according to a Property Observer analysis of 220 Melbourne property auction results.
It showed 77% of properties sold for above the highest price indicated by the agent at auctions between July and early September this year.
Properties that sold above indications went for an average of 5% above expectations.
Of the 169 properties that sold above expectations, 28 properties or 16% sold for more than 10% above the highest estimated price indications.
The survey doesn’t include properties that passed in and sold later.
The above-estimate sales trend was most prevalent in the $600,000 to $1 million price bracket, where 83% of properties sold above agent expectations.
In the sub-$600,000 price bracket, 68% of properties sold for more than the pre-auction highest price indicated.
In the $1 million-plus price bracket, 80% of properties sold for more than the pre-auction highest price indicated.
Of the 220 properties analysed, just one sold for less than the price bracket indicated before auction.
The most notworthy case in Property Observer's survey was a two-bedroom house in Northcote that sold for 21% above the price indicated before auction. The agent was quoting $600,000 to $660,000 for the house, which eventually sold for $801,000 after enthusiatic bidding.
A four-bedroom house in Collingwood sold for 21% above the price indicated before auction. The agent quoted $860,000 to $950,000 for the house which eventually sold for $1.15 million.
The only property to sell for less than the pre-auction price indicated was a two-bedroom unit in Essendon. The agent was quoting $460,000 to $500,000 for the unit, which eventually sold for $442,000.
The auction data and price indications from the surveys were taken from data published by buyers' agents Antony Bucello and Catherine Cashmore of the National Property Buyers group.
The property auctions attended by the duo were generally chosen as high investment grade properties.
The auctions attended represent those deemed “cream of the crop properties” by National Property Buyers.
Cashmore says although the practice of under quiting is unpopular, it is hard to police.
"Buyers get very upset when properties sell in excess of a quoted range and often call for increased legislation.
"However, it’s a near impossible task to attempt to regulate the real estate sales industry to quote fairly for both vendor and purchaser," Cashmore says.
She says that  according to the Estate Agents Act in Victoria, agents are required to write an estimate of likely sale price on the sales authority.
"This can either be a single price, or 10% price range. This range doesn’t have to be the vendors'asking price or in instances where the vendors' asking price is unknown, reflective thereof."
"If an agent advertises the property under the bottom number of the estimated price range it’s regarded as underquoting. However, the agent’s price quote is a conservative appraisal of what the property can easily and comfortably achieve, not a guesstimate of what buyers might pay in the heat of an auction, or for that matter, the vendor’s wish price.
"The key during an auction is to watch when the property goes on the market – if the campaign along with vendor expectation has been managed effectively, it shouldn't be far from the price quoted.  However, the end number reached via bidding is largely out of the auctioneer's control."
Underquoting properties is a punishable offence – in May real estate agent Dean Anthony Johnson had his licence suspended for two months and was fined $5,000 for underquoting.
At the time Consumer Affairs Victoria director Dr Claire Noone said the laws were there to protect consumers.
“Buying a home is usually the biggest financial outlay in a person’s lifetime and laws are in place to protect consumers from misleading advertising and underquoting,” Noone told Fairfax.
‘‘Licensed estate agents should be aware of their obligations under the Act and the Australian Consumer Law in relation to advertising properties.”
Consumer Affairs Victoria guidelines on price advertising and underquoting for real estate salespeople says underquoting the likely selling price of a property in breach of the Australian Consumer Law and the Estate Agents Act 1980.
“These Acts prohibit salespeople from making representations about property prices that are false or misleading, or are likely to mislead or deceive,” the guidelines say.
The guidelines list a number of situations that they deem to be underquoting:
“Underquoting occurs when a salesperson:
•             advertises or advises a prospective buyer that a property is available for sale at an amount that is less than the vendor’s asking price or auction reserve price
•             advertises or advises a prospective buyer of a price that is less than the salesperson’s current estimate of the likely selling price
•             advertises or continues to advertise a price that is less than a genuine offer or expression of interest by a prospective buyer that the vendor refused
•             gives an inaccurate appraisal of the current market price of a property.”
"Under the ACL individuals making false and misleading representations regarding the price of a property can be fined up to $220,000 while corporations can be fined $1.1 million."
Cashmore says agents who don't suggest a somewhat low figure risk scaring potential bidders away from auctions.
"Selling agent know that to run a successful auction means attracting as many buyers as possible. The more buyers prepared to put their hand up at auction the better the result."
"No agent is going to risk 'over cooking' a property by quoting too high. It will always be placed – at the very least – a 'conservative' level.
"Whilst, I’m in full agreement of fair legislation outlawing deceitful advertising, and agree that price quotes which vary between agencies can be a ‘wishy-washy’ guideline in purchasers' eyes, buyers should not be misled into believing further legislation will change the sales process to work in their favour."
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Melbourne bullish auction sales typically selling at 5% above upper end estimate

Perth’s new apartment market recorded its strongest quarter of sales since Q4 2021, with 412 apartments sold in Q1 2026 and a record quarterly sold value of $537 million, according to Urbis’ latest Apartment Essentials results.

Urbis said the March quarter result reflects strong, highly product‑specific demand across both ends of the market, from more attainable projects delivering at scale, through to premium stock being absorbed by equity‑rich downsizers.&nbsp;

David Cresp, Partner at Urbis, said the key story in Perth is not demand, it is the market’s ability to convert demand into delivered housing.&nbsp;

“This is the strongest sales quarter since Q4 2021, and it reinforces that demand in Perth is real and it’s local,” David Cresp said. “But the task now is delivery, turning that demand into projects that can actually be built and completed.”&nbsp;

[smartcode_project:default project_id=110291 project_image_fid=302785]

<h2>Affordable product leads, premium demand remains resilient</h2>

Sales in Q1 were led by more affordable projects, with The Boulevard (SKS Group) recording 115 sales in the quarter, the presentation noting this is only the second time a single project has surpassed 100 quarterly sales. The project was able to offer more affordable housing product right next to a train station.&nbsp;

Palmyra West (Finbar) also delivered strong results with 28 sales in Q1, following 84 sales in Q4, with an average price of under $800,000, underscoring depth of demand for well‑located, attainable new stock.&nbsp;

At the premium end, Urbis said downsizer demand is continuing, with the results highlighting Romeo (Applecross, Finbar) recording 75 sales and reaching almost 50% sold in one quarter.

Jual (Shenton Park, Celsius Property) also posted a strong quarter with 28 sales, reaching 39% sold in one quarter.

Urbis noted that Perth apartment demand is not speculative, not investor‑led, and not uniform, describing it as localised, often equity‑driven and highly product‑specific, a pattern reflected in the polarisation between strong “attainable” performers and premium downsizer product.&nbsp;

[smartcode_project:default project_id=148957 project_image_fid=364102]

<h2>Prices underpinned by costs, and the delivery risk is growing</h2>

Urbis said pricing pressure is cost not demand‑driven: construction costs and delivery risk are now a central constraint, with the results noting build costs remain elevated and volatile, and that energy, fuel and labour uncertainty weigh on feasibility.

David Cresp said a growing challenge for private Build‑to‑Sell developers is simply securing a builder in the current environment.

“Developers are really feeling the pressure from a building market that was operating at capacity and securing a builder is challenging,” David Cresp said, adding that even where a builder can be secured, “trying to get to the price that makes the development financially viable is incredibly challenging in the current market.”&nbsp;

Urbis’ broader WA commentary also notes that industry remains at or above capacity with lot and housing creation, and that many builders are limiting new sales to manage stretched workforces and fixed‑price contract pressures, conditions that flow directly into apartment feasibility and delivery timing.

[smartcode_project:default project_id=108869 project_image_fid=317905]

<h2>Supply: improving later, but still constrained, and Perth lags eastern benchmarks</h2>

While near‑term supply remains constrained, Urbis’ forecast shows completions lifting “Supply is forecast to be back above 1,500 apartments per annum for the first time since 2019”, with 1,775 completions forecast for 2026, and volumes remaining above that level over the following years.&nbsp;

Looking further ahead, completions are forecast to reach 2,500 in 2028, with the report noting 32% of that total is social/affordable, reflecting the role of government‑supported delivery in rebuilding the pipeline.&nbsp;

However, Urbis said Perth remains behind comparable markets on pipeline scale. In a national comparison of projects under construction, the report shows under construction Perth Build‑to‑Sell (BTS) at 3,446 apartments versus the Gold Coast at 7,922. Mr Cresp said “The challenge for Perth is how to we grow the delivery pipeline”.

Urbis’ conclusion is that Perth’s market is increasingly defined by product discipline and delivery certainty, with the research identifying “delivery certainty is key” and calling out builder risk and procurement models as core success factors, alongside “timing and staging”.&nbsp;

Joel Robinson

Perth apartment sales hit strongest pace since late 2021 as builder capacity tightens

<a href="https://www.apartments.com.au/developers/sammut-developments">Sammut Group</a> has secured development approval for its latest Brisbane apartment project, marking the Sydney developer’s next step in expanding its Queensland pipeline following the success of its debut Gold Coast development, Coast.

The approved project at <a href="https://www.apartments.com.au/new-apartments/44-glen-road-toowong-qld-4066">44 Glen Road, </a><a href="https://www.apartments.com.au/developments/toowong-qld-4066">Toowong</a> will deliver a 15-storey riverfront apartment building with 42 residences, significantly increasing the scale of the site’s previous approval for a smaller luxury scheme. Designed by Bureau^proberts, the development will comprise a mix of predominantly four-bedroom and two-bedroom apartments positioned to maximise Brisbane River and city views.

Sammut Director Julian Sammut said the group had been actively searching Brisbane for several years before identifying Toowong as the right fit.

“Brisbane was the right step for Sammut,” Sammut said.

“With the success of Coast we thought we should definitely look to do more in Queensland alone. We then pushed up to look at Brisbane. We've been looking for I'd say two to three years actually and it was hard to find the right location.”

<img alt="Sammut makes Brisbane apartment play" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_75/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Screenshot%202025-12-23%20at%203.27.14%E2%80%AFPM.png?VersionId=dYAVIL7qdcGA8ojvkslSrLjczXFejSSx" />

Sammut said suburbs including New Farm and Teneriffe were considered before the group ultimately focused on Toowong due to its strong downsizer demographic and limited supply of developable riverfront land.

The site was acquired off-market after what Sammut described as a lengthy negotiation and planning process, with the developer pursuing an uplift to the original approval.

“We are DA approved now which is very exciting,” Sammut said.

“We've had our change approval come through and we've obviously doubled the height, 15 storeys plus rooftop. We've got 42 amazing apartments that are going to be coming to market soon.”

<img alt="Sammut makes Brisbane apartment play" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,dpr_2.0,q_auto:good/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-12-23%20at%203.27.26%E2%80%AFPM.png?VersionId=ohkRkY0dIZlqdfME2EZePsCQavRiBadE" />

Bureau^proberts said the design responds to Toowong’s evolving urban character, balancing contemporary apartment living with the area’s established residential identity.

“A place where traditional Queensland living has taken place for centuries; Toowong is seeing a shift of contemporary influence, commercial and retail hubs mixed with well-considered residential offerings – all the while maintaining its character and charm,” the architect noted in planning documents submitted to Brisbane City Council.

The architecture practice said the project’s form was shaped by its riverfront setting, flood considerations, neighbouring building scales, and view corridors.

“They said the mix of four and two-bedroom apartments capture the ‘fundamental qualities of Queenslander living,’ translated into the context of a contemporary subtropical building.”

The development sits just off Coronation Drive within walking distance of Toowong’s retail precinct and the upgraded Regatta ferry terminal, while also benefiting from proximity to the incoming green bridge connection to West End. Sammut said the accessibility and amenity offering were central to the site’s appeal.

The approval adds to growing residential activity along the Toowong riverfront, joining nearby projects including Consolidated Properties’ Monarch Residences and Spyre Group’s ARC Residences.

Sammut secures approval for debut Brisbane apartment development in Toowong

Developer Lanevick is heading back into Sydney’s apartment market after focusing more heavily on the luxury townhouse and terrace sector in recent years.

Lanevick, founded and directed by Steve Maroun, is expecting to receive approval in the coming months for a new apartment development in Gladesville, with the aim to launch it to the market later this year.

The 51-apartment project, designed by Studio Johnston, will comprise a mix of one-, two-, and three-bedroom apartments positioned toward the Hunters Hill downsizer market.

“Traditionally it’s been difficult for people in that market to downsize because there just hasn’t been the right product available,” Maroun said.

“We’re targeting buyers who might have 30 to 40 per cent of their house value sitting in the bank after downsizing.

“They still want good spacious entertaining areas, they still want quality design, but they also want flexibility and the ability to enjoy life a bit more after working hard for a long time.”

The project sits near Boronia Park and within close proximity to the Parramatta River foreshore, an area Maroun says offers more of a Hunters Hill lifestyle than a traditional apartment precinct.

“From a lifestyle perspective, it’s really more Hunters Hill than Gladesville,” Maroun said. “You’re close to the foreshore, close to parklands, and still connected back into the village precinct.”

From level four and above, apartments will capture water views&nbsp;toward Sydney Harbour. Communal amenity will include rooftop entertaining areas, wellness spaces, and a gym tailored toward owner-occupier buyers.

“We’ve really designed these apartments around that buyer coming from the Hunters Hill LGA and what they’re actually looking for in their next chapter.”

The proposed development has also been designed to respond to the changing character of the broader Gladesville town centre, where a growing number of mixed-use and residential proposals are expected to emerge over the coming years.

“Gladesville presented a rare opportunity to deliver a genuinely design-led residential project within an evolving lifestyle precinct, just moments from the growing Gladesville town centre, and we’ve approached the project with a strong focus on architecture, liveability and long-term community value,” Maroun said.

Maroun said Lanevick saw a first-mover advantage within the precinct as planning controls continue to evolve to accommodate greater housing density.

“We think there’s a real opportunity there that hasn’t really been serviced properly yet,” he said.

“There’s going to be a broader evolution of the whole Gladesville village precinct over time, particularly with more activation and mixed-use outcomes.”

The Venus Street proposal will include a commercial and retail component at ground level designed to contribute to that evolving streetscape activation.

“A big part of the thinking was how do you activate that area properly and create more vibrancy and amenity, which is what Hunters Hill has been looking for,” Maroun said.

Lanevick’s focus since 2020 has largely been on smaller-scale luxury townhouse and terrace developments. The developer recently completed Royale Randwick, also designed by Studio Johnston, where prices reached $3.65 million. The project was featured in the UDIA NSW 2026 Professional Development Prospectus and was also named a finalist for Development of the Year.

&nbsp;

Lanevick to cater for Hunters Hill downsizers with new Gladesville apartment development

Property developer One Living, backed by former Macquarie banker turned investment manager Chris Green’s investment firm, has unveiled plans to bring more institutional capital into housing to help address the national supply crisis.

The New York-based investor has focused his firm, GreenPoint Partners, on addressing the supply shortage hitting middle market housing in Australia.

It is backing the new One Living business to develop more than 1000 units along the eastern seaboard. The new firm is starting with a development on Mona Vale Road, on the border of Mona Vale and Pymble, in Sydney’s Northern Beaches, with around 140 apartments planned. They are eyeing off more sites across the city.

With cost pressures rising in the industry, One Living’s model is to be a vertically integrated developer-builder, so it can respond directly to the housing gap by removing the cost inefficiencies embedded in traditional residential delivery.

“We are building a platform designed to operate at scale and starting in a market where there’s a clear need for quality, attainable housing,” One Living joint managing director Joseph Scuderi said.

“It’s that missing middle – it’s that attainable end of housing… that’s what most Australians invest into and what Australians can actually afford.”

<img alt="Mona Vale" data-entity-type="file" data-entity-uuid="798dfa93-4941-4db6-a696-31e9dc18e81c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%202.31.50%E2%80%AFPM.png?VersionId=mKBqi5C_DmeiXS.AtJkcR8LQIxqCqmFi" />

GreenPoint Partners brings years of experience assembling and scaling real estate operating businesses across major markets. And Green sees a big opportunity in Australia.

“For its size, sophistication and importance to the community, Australia’s living sector has remained largely under-institutionalised, which represents significant opportunity,” Green said. “GreenPoint identified that gap, assembled the right team, and is backing One Living to build a platform that is aligned to market needs.”

Green said being a builder-developer would give the company the capacity and flexibility it required to deliver reasonably-priced homes.

“We want it to be at that attainable level; not super high end luxury but at that attainable level,” he said.

<img alt="Mona Vale" data-entity-type="file" data-entity-uuid="74a5344a-4b26-4d4a-ada3-056b1220be77" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%202.32.15%E2%80%AFPM.png?VersionId=vY8hXHO4reBMdO8ZXMWCNtGZJofUPQ3j" />

&nbsp;

One Living will undertake a component of affordable housing in its schemes, which it will own and operate, and it could also run build-to-rent on some sites.

Green praised local policy settings.

“The NSW government is being very supportive, strategic and pragmatic in terms of how do we generate more supply of housing,” he said. “We think it’s actually positive for development and the bit that’s been lacking at that attainable level is that it’s lots of relatively small private developers, whereas we want to create an institutional platform.”

One Living is also&nbsp;looking at high-density projects and could take on more institutional funding in the future.

“The way we will be able to achieve economies of scale is through size,” Green added.

One Living enters Sydney's new apartment market with Northern Beaches site acquisition

It's been several years since there's been an opportunity to buy a brand new townhome in Melbourne's coastal suburb of Mordialloc. Even apartment developments in recent times have been few and far between in the area.

Local developer LDS Property identified the gap in new housing, securing a site on White Street, directly opposite&nbsp;Woodlands Golf Club Mordialloc. They've recently launched&nbsp;<a href="https://www.apartments.com.au/new-townhouses/wm-residences-mordialloc-102-white-street-mordialloc-vic-3195">WM Residences</a>, just 13 townhouses which they have already started building.

Projects by Buxton Director Heath Thompson, who is selling WM Residences, says the townhouses x that perfect middle ground be

"Mordialloc residents have had limited options to downsize within the suburb, often forcing them to look elsewhere despite long-standing ties to the area," Thompson says.

"With very little comparable new supply coming to market, projects like WM Residences are well placed, particularly as buyers look to capitalise on current conditions amid constrained supply."

[smartcode_project:default project_id=134646 project_image_fid=6109]

The development, designed by regarded architecture firm&nbsp;<a href="https://www.apartments.com.au/architects/ewert-leaf">Ewert Leaf</a>,&nbsp;adopts a deliberately restrained architectural approach, focusing on simplicity, durability and liveability rather than overt design gestures.

The boutique scale is central to the offering. With only 13 three-bedroom residences, each home is configured to prioritise functional layouts and everyday use, supported by private terraces and secure two-car garages.

Ewert Leaf’s design response leans into a calm, neutral material palette. Interiors are defined by oak flooring, white walls and soft finishes, creating a consistent and understated backdrop. The approach avoids trend-driven detailing in favour of longevity, with an emphasis on natural light and spatial clarity.

[smartcode_project:default project_id=134646 project_image_fid=6110]

Beyond aesthetics, the homes are designed to meet contemporary performance expectations. Each residence targets a minimum 6-star energy rating, incorporating double glazing, comprehensive insulation and all-electric Bosch appliances.

The project’s location supports a walkable coastal lifestyle, sitting within close proximity to Mordialloc’s foreshore, Main Street retail strip and the train station. Local cafés and dining venues, including Suburbia Deli and Hendriks Café, are within a short walk, reinforcing the area’s established neighbourhood character.

[smartcode_project:default project_id=134646 project_image_fid=6116]

While <a href="https://www.apartments.com.au/developments/mordialloc-vic-3195">Mordialloc</a> is often defined by its beach and pier, the project taps into other areas of day to day living, offering easy access to local food, casual dining and transport, rather than positioning itself purely as a lifestyle retreat.

WM Residences reflects a continued trend across Melbourne’s coastal suburbs towards smaller-scale, design-led townhouse developments, particularly on infill sites where proximity to amenity is already established.

With construction commenced prior to its market entry, the project aligns with a growing preference among buyers for developments with visible progress and defined delivery timeframes.

[smartcode_project_cta:default project_id=134646]

Alistair Walsh

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