Blocks of land for new homes can be found&nbsp;around Melbourne at well under the $200,000 threshold.&nbsp;

Starting at around $95,000,&nbsp;Property Observer has found eight&nbsp;Melbourne suburban housing estates&nbsp;where <a href="https://www.propertyobserver.com.au/land/melbourne-land-blocks-dip-below-%24200000-but-no-dramatic-falls-expected-oliver-hume/2012082156102" target="_blank">land can be bought for&nbsp;under $200,000</a>. It may mean&nbsp;a long commute once the house gets constrtucted,&nbsp;but the land prices are low.

1.

$95,000 

Mickleham 

The latest project from Evolve Development, <a href="https://www.wonderofthewoods.com.au/" target="_blank">The Woods</a>, has home sites available starting at $95,000. There are 42 sites available in the first release, with land sizes starting at 213 square metres. It&rsquo;s about 30 kilometres north of Melbourne.&nbsp;There have been six $95,000&nbsp;block sales&nbsp;to date with the further supply of $95,000 blocks being&nbsp;driven by market demand. The $95,000&nbsp;blocks are 213 square metre&nbsp;with 8.5 frontage. Approximately&nbsp;25% of the first public release - known as Hollington Release -&nbsp;has sold since its recent opening weekend.

&nbsp;

2.

$99,000

Eynesbury 

The<a href="https://www.eynesbury.com.au/home" target="_blank"> Eyensbury Township</a> is a development by GEO Property Group. For $99,000 you can buy 290 square metres. The development is well sold with a limited number of lots remaining. The suburb&nbsp; is about 35 kilometres west of Melbourne.&nbsp;

&nbsp;

3.

$139,000

Wyndham Vale

A 315-square-metre lock of land in <a href="https://www.realestate.com.au/property-residential+land-vic-wyndham+vale-200229665" target="_blank">Belle Meade Estate </a>costs $139,000. The estate is three kilometres from Weribee train station and 27 kilometres south-west of Melbourne.&nbsp;

&nbsp;

4. 

$140,000

Pakenham

In the <a href="https://www.realestate.com.au/property-residential+land-vic-pakenham-200332447" target="_blank">Amberlea Estate</a> $140,000 will buy a 306-square-metre block of land. This estate is situated in the Henry Road precinct, providing easy access to the Freeway. It is about 50 kilometres south-east of Melbourne.

&nbsp;

5.

Doreen

$140,000

Land&nbsp;in <a href="https://www.realestate.com.au/property-residential+land-vic-doreen-200223025" target="_blank">Panorama Estate</a> in Doreen can be picked up at reduced prices, with agents listing&nbsp;land at $140,000 rather than the initial&nbsp;$160,000 asking price. That price will buy you 416 square metres. Doreen is about 30 kilometres north-east of Melbourne. &nbsp;

&nbsp;

6.

Beveridge

$149,000

A 315-square-metre block of land in the <a href="https://www.realestate.com.au/property-residential+land-vic-beveridge-200127316" target="_blank">Mandalay Estate</a> in Beveridge costs $149,000. The estate is accessed via the Hume Highway and is near to Cragieburn and Wallan. It is nearly 40 kilometres north of Melbourne, though, and a long commute.&nbsp;

&nbsp;

7.

Williams Landing

$190,000

<a href="https://www.williamslanding.com.au/" target="_blank">The Cedar Woods</a> development has prices starting at $190,000. Approved as a new suburb in May 2007, the area is one of the fastest-growing municipalities in Australia, according to the developer. Near Hoppers Crossing, the suburb is 20 kilometres south-west of Melbourne.&nbsp;

&nbsp;

8.

Berwick

$195,000

A 350 square metre block of land in the <a href="https://www.orchardrise.com.au/" target="_blank">Orchard Rise</a> development costs $195,000. The development has approval for 87 lots. The estate offers 1.6 hectares of parks and recreation facilities. Berwick is 40 kilometres south-east of Melbourne. &nbsp;

&nbsp;

&nbsp;

Outside of large developments, there are also isolated blocks of land available for sale by individual vendors.

1.

$120,000

Chirnside Park

An isolated block of land in <a href="https://www.realestate.com.au/property-residential+land-vic-chirnside+park-200246165" target="_blank">Chirnside Park</a> starts at $120,000 for a 495-square-metre block. Near Lilydale, Chirnside Park is 30 kilometres east of Melbourne.

2.

$120,000

Cranbourne 

A 250 square metre block in <a href="https://www.realestate.com.au/property-residential+land-vic-cranbourne-200179285" target="_blank">central Cranbourne</a> costs $120,000. It comes with planning approval for a double-storey, three-bedroom dwelling. Cranbourne is 40 kilometres south-east of Melbourne.&nbsp;&nbsp;

3.

Melton

$105,000

<a href="https://www.realestate.com.au/property-residential+land-vic-melton-2983606" target="_blank">In Melton </a>you can buy a 212-square-metre block for $105,000. It comes with planning approval for a two-bedroom house. Melton is nearly 40 kilometres west of Melbourne. &nbsp;

awalsh-7Ub9EypybQ

Where to find blocks of land around Melbourne for under $200,000

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An 1874-built bluestone church in Collingwood is listed for sale by tender as part of a divine trend in Melbourne's property market.
The former St Saviour's Church of England is described by heritage documents as a bluestone Gothic Revival church. It was built adjacent to a school on the corner of Oxford and Mason streets in 1874 to 1875 and enlarged in 1879. Since 1958 the church has operated as the Holy Virgins Protection Russian Orthodox Church.
The church reportedly cost £3,000 to build and was made of locally sourced bluestone. It was consecrated in 1880.
The original clergyman was the 29-year-old Reverend Charles Yelland, a man keen to help the poor, though his efforts did sometimes extend too far and he got in trouble on at least one occasion for practising medicine unlicensed. His congregation consisted of small landlords and local traders.
It only operated as a mission church until 1891, when Yelland died from an abscess of the liver. With the 1892 collapse and liquidation of the Mercantile Bank the church lost most of its funds, but it did survive the period. In 1900 the church reopened after renovations.
Agent Charles Atkins of Hocking Stuart Carlton is marketing the church as a development opportunity. 
He is looking to sell the property for in excess of $2.5 million based on a price of $3,500 per square metre.
The church is currently owned by a consortium led by the Russian Orthodox Church.
"There's such a  scarcity of properties like this it may be a great opportunity for someone to occupy and convert into their own residence or even for a commercial space, either way," says Atkins.
"We're putting it out to both avenues, but I personally think it will be purchased by someone looking to occupy. There's so much scope and room to do something pretty special here. It really is stunning.
"Inquiries have been solid. We've already spoken to a couple of owner-occupiers and a few developers and also those in the commercial inudstry looking for a commercial space. It's a broad mix of buyers demonstrating interest in the property."
The church is is on 715 square metres of land with mixed-use zoning.
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Collingwood 1870s church listed as heavenly development opportunity

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Wyong on the NSW central coast had the highest population growth from domestic migration for all of the greater Sydney municipalities between in 2010.
But the spurt was confined to Wyong's north-east precinct, where there were 6,450 domestic arrivals and 4,987 domestic departures, giving a net migration jump of 1,463 people. The south and west precinct had slower growth of just 167 people.
The north-east now has a population of 77,757, according to the 2011 census, and 33,361 private dwellings. It has had net gain in migrants every year since at least 2006.
The population is somewhat skewed towards younger people, with the age brackets from 0-19 representing the greatest proportion of residents.
Some 6.7% of the population are university educated, well below the state average of 14.2%. Census data shows 83.2% of the population are Australian born, compared with a state figure of 68.6%. The next most common country of birth is England at 4.1%, slightly higher than the state figure of 3.3%. 
A Wyong Council spokesperson says people are likely attracted to Wyong by its relatively inexpensive house prices.
"What would bring people here would be cheaper house prices than the Sydney market. That would be the major one. The fact you can live in a coastal area with a family and if need be it’s only 1.5-hour commute to Sydney every day via a train service or a drive along the freeway," he says.
RP Data says the median house price in Budgewoi, one of the larger localities in the area, is $278,250, with a median weekly rent of $300.
"There are three new housing developments in the area in suburbs like Wadalba, Hamlyn Terrace and Woongarrah. Developers are developing greenfield sites on traditionally semi-rural hobby farms," the council spokesman says.
"They're predicting in 10 to 15 years it will almost become a satellite city of 40,000. Obviously there's not that many people there at the moment, but they’re our three new areas"
In Hamyln Terrace, a four-bedroom, two-bathroom house on 678 square metres (pictured below) is listed for $390,000.
<img src="/images/stories/2012/08/wyong1.jpg">
Another three-bedroom, two-bathroom home is listed for rent at $415 a week
<img src="/images/stories/2012/08/wyong2.jpg" width="470">
The area was followed by Camden in outer south-western Sydney, with 4,748 domestic arrivals and 3,535 domestic departures, giving a net gain of 1,213 people; and The Hills Shire North in Central Northern Sydney with 5,274 domestic arrivals and 4,269 domestic departures giving a net figure of 1,005.
In the whole of Sydney there was a net loss of 20,249 people due to emigration, as 347,335 people immigrated from within Australia and 367,584 emigrated to other parts of Australia.
The figures represent the largest increases in population due to domestic migration and do not include births and deaths.
Canterbury in Canterbury-Blacktown was the area in Sydney with the greatest number of people leaving, with a net migration loss of 2,570. In fact Canterbury topped the list in Australia for the area with the highest net loss due to migration.
Fairfield East in Fairfield-Liverpool was next with a net migration figure of -1,468, followed by Randwick in the eastern suburbs with a net figure of -1,464.
The ABS data is experimental and is the first time it had been published on an statistical local area level. For some regions with very small populations and unreliable data, internal migration estimates were assumed to be zero.
Net regional migration is the net gain or loss of population through the movement of people from one location to another location within Australia.
The ABS found just over 2 million people moved between statistical local areas during 2010, which was 1.6% lower than in 2009.
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Wyong's attractive low prices on Sydney's outskirts triggers population spike

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It says enter at own risk, but one brave buyer secured a derelict terrace in Sydney's Paddington after it was passed in at auction recently.
Agents had been seeking offers of more than $1.63 million for the Windsor Street property which had the sold sticker posted yesterday. It previously traded for $1.895 million in 2009.
“It passed in on a $1.5 million vendor bid. We had four registered bidders, but no one did anything on the day,” says <a href="https://bradfieldcleary.com.au/3176754/40-Windsor-Street-Paddington">BradfieldCleary</a> Double Bay agent Mark Daley.
"We’ve got an offer on it now. I’m confident it will move pretty quickly now. Especially with the price next door," he said shortly after the auction. 
The neighbouring terrace sold last November for $1,825,000, and Daley says it was in just slightly better condition and required a full renovation.
Though derelict, the recently sold terrace comes with approved plans for a Zoltan Kovacs Architects-designed three-bedroom, 3.5-bathroom home.
Daley says after renovations the house would likely sell for more than $3 million.
The plans were approved in late 2010 and will lapse in late 2015.
Daley says it could cost anywhere from $500,000 to $1 million to realise the plans.
He says most interested parties were those looking to live in the house.
"We’re usually finding that people are buying them to live in because the builders want too much of a discount because they want to leave in a profit margin for when they sell it on."
The three bedroom home sits on 146 square metres.
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Unrenovated terrace takes Paddington prices backwards

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The receivers of Mowbray College, a private school in Melbourne’s west that entered into voluntary administration last month with debts of $18 million, have listed the three campuses for sale.
Sal Algeri of Deloitte has appointed Fitzroys, in conjunction with CBRE, to sell the school's three campuses.
David Bourke of Fitzroys says the three campuses had extensive improvements that could be adapted for community and immediate educational uses.
Bourke told Fairfax Media a number of private schools were interested in buying the property, saying the cost to replace the campuses would be very high.
“There are also inquiries from developers. The town centre campus is well located in the centre of Caroline Springs, and the Melton property is also a large infill site.”
The three sites are:
<ul>
<li>The 17.85-hectare <a href="https://cbre.realcommercial.com.au/property-land+development-vic-melton-500389691">Patterson Campus in Melton</a> zoned residential 1 with classrooms, halls, gymnasiums and sporting facilities;</li>
<li>The 1.25-hectare <a href="https://cbre.realcommercial.com.au/property-land+development-vic-melton-500390039">Town Centre Campus in Caroline Springs</a> zoned “comprehensive development”; and </li>
<li>The 1.057-hectare <a href="https://cbre.realcommercial.com.au/property-land+development-vic-melton-500390039" target="_blank">Brookside campus in Caroline Springs</a> zoned residential 1 with education facilities.</li>
</ul>
In a bid to protect the properties from residential developers, Melton councillors unanimously passed a motion to change the Patterson campus from Residential 1 to Special Use zone for educational purposes.
Then acting chief executive Luke Shannon told News Limited an application to change the zoning would be made to the Planning Minister, but the process could take up to five months.
 The expressions-of-interest campaign closes on September 14.
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Mowbray College in Melbourne's west listed for sale

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Home values have been on the rise nationally over August, on track for the third consecutive monthly rise, according to RP Data Rismark home value index.
The report notes prices have risen a modest 0.3% over the first 17 days of August and unless there is any deterioration in the daily readings over the rest of the month, RP Data's research director Tim Lawless predicts a positive month of value change.
The rises were consistent across all capital cities except Perth, where prices eased 0.9%  over the same period.
Sydney has been the only city to experience price growth for the year to date, with prices rising 2.1% to August. Across all capital cities prices are down 0.5% for the year to date.
If the trend for this month continues it will be the third month running where dwelling values have improved across the combined capital city markets, which Lawless suggests is a good indication that market conditions have moved through the bottom of the cycle.
Although home values have continued to increase over the month, the rate of growth has slowed down.
Values rose by 1.0% in June, 0.6% in July and the report expects the August result to be inline or slightly lower than the growth in values in July.
"With no interest rate cuts over recent months it will be interesting to see whether the slowing continues or momentum builds as we enter the spring selling season," Lawless noted in his <a target="_blank" href="https://blog.rpdata.com/2012/08/capital-city-home-values-continue-to-rise-during-august/">blog</a>.
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Home values on track to rise for third month running, albeit slowing: RP Data Rismark

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Announcing the nine-month financial results, ANZ chief Mike Smith says the salary for many executives at the bank including himself, will remain unchanged. The bank reported solid growth over the last nine months in a subdued lending environment. In 2011 Smith was paid $5,005,515.
<a target="_blank" href="https://twitter.com/ANZ_Media"><img width="470" src="/images/stories/2012/08/anztweet.jpg"></a>
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ANZ boss Mike Smith's salary freeze: Tweet of the day

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Rents in metropolitan Perth have increased again in the last quarter as vacancy rates remain tight, according to the Real Estate Institute of Western Australia.
In the three months to July, rents increased $10 a week to a median of $440 per week. That’s $450 a week for houses and $420 a week for units and apartments.
The quarterly found the vacancy rate has remained at 1.9% due largely to population growth and limited housing stock.
REIWA’s David Airey says the vacancy rate traditionally eases during the winter months and the current situation is unusual.
“The equilibrium for vacancy rates across Perth sits at around 3%, so the current rate of just under 2% is a third below where it would normally be,” Airey says.
There are currently 2,440 rental properties on the market, down from a peak of 3,708 in the first week of July last year.
“As the number of rental properties diminish rents are being pushed up. It’s a classic case of supply and demand being driven by population growth and weak investor activity,” Airey says.
He says the rents increases in Perth are causing more people to break their leases.
“Some people are breaking their lease to move into a more affordable place if they find one, some tenants have bought a home of their own to move into, while many younger tenants might be returning to the family home to live with mum and dad.”
Airey says the situation is unlikely to change soon.
“I can’t see this rental situation changing in the short term, particularly given that the market tends to pick up in spring. The bottom line is that our population growth is higher than the rest of the country, and everyone needs somewhere to live."
“Hopefully the strong first-home buyer activity will see many current renters moving into a home of their own incoming months, freeing up rental stock and helping to ease the vacancy rate.
“We may also see investors return to the Perth market in greater numbers now that the rental yield has improved, house prices have stabilised, interest rates are steady and demand for accommodation is likely to continue for some time.”
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Rents in Perth increase again as vacancy rate still tight: REIWA

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The major acceleration of growth in the Queensland mining super-hotspot Gladstone is over, according to property investment advisor Michael Matusik.
He says while there is still some growth to be had, the major acceleration is now finished and investors might have missed the boat.
“Gladstone is a good example of a market that’s when everyone wants to buy now,” Matusik told Smart Property Investment.
“Yes, you can buy a good asset in that cycle, but the generic push behind the market is probably exhausted and is slowing down the acceleration. You generally want to buy when the acceleration is beginning to happen.”
Matusik put Gladstone at between nine and 12 on the property investment clock, meaning growth is slowing and values could stagnate.
Hotspotting.com.au founder Terry Ryder echoed Matusik, saying the savviest of investors were already in the market 12 to 18 months ago and are now selling up leading to high sales volumes.
“If you buy there now you may still get some growth, but really you’ve missed a lot of the growth that’s happening in Gladstone over a five year time span... An investor who does proper due diligence and research would have identified Gladstone in advance of the growth we’ve seen over the last 12 to 18 months,” Ryder says.
He says there were early indicators of the size of the mining projects in the area which led to his early identification of the town as a hotspot.
“I have included Gladstone going back six years, but certainly two to three years ago, in my reports.”
“What a smart investor will be doing, such as in the case of Gladstone, is seeing the media is talking about it and that there’s been a 20% price rise… and then looking for the next Gladstone instead of buying in.”
“But now it’s no longer a future hotspot it’s already hot.”
He says there are numerous upcoming mining projects which give ample opportunity to get in ahead of this curve.
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Gladstone's mining-related property boom over: Michael Matusik

Suburban Cairns unit investors reaping the highest yields amid Australia's most active 50 rental 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.

[smartcode_project:default project_id=134951 project_image_fid=364551]

<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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