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One of North Parramatta’s oldest buildings, an 1851-built Victorian Georgian-style home, has been listed for sale.
Endrim, on the corner of Sorrell and Harold streets, is a seven-bedroom home built for the Reverend William Gore of the nearby All Saints Church.
The heritage-listed sandstone property, on 3,700 square metres of land, was designed by James Houison and Nathaniel Payten.
Houison was a renowned Parramatta architect who built St. John's Church and All Saints church in Parramatta, the Scots Church in Byrne's Mill, the original portion of Parramatta Gaol, the old Parramatta courthouse and many other buildings.
Well separated from the road by a mature garden and a high timber fence, the two-storey residence is a symmetrical three-bay house with a Tuscan porch and a cantilevered first-floor balcony.
The property includes a classical portico entrance, a glass conservatory, Tuscan sandstone columns and pilasters and a coach house and stables.
Endrim is listed with the National Trust of Australia, has a permanent conservation order by the NSW Conservation Commission, and is protected by a heritage order by Parramatta City Council.
In the 1950s, the mansion was home to the family of H.V. Horwood, the mayor of Parramatta from 1954 to 1955.
In 1984 the Horwood family sold the property to David Lewarne for $415,000 and it became the offices of legal firm Lewarne &amp; Goldsmith.
Lewarne died two years ago, and the property has just come to market. He had been living upstairs and operating the business on the ground floor.
Agent George Khoury from Khoury &amp; Partners is expecting the property to sell for $2.5 million plus.
He has had significant interest from home buyers, groups interested in office space, solicitors and even funeral homes.
Endrim is being sold as vacant possession, with the legal firm expecting to move next door by the end of the month.
Khoury says investors have tended to be drawn to the inner-Parramatta CBD properties, of which there are many heritage listed, where yields are higher.
Expressions of interest for Endrim close August 2.
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Parramatta 1851 Georgian mansion Endrim listed as legal eagles nest next door

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Elvis Presley appeared in around 33 movies that no doubt have been played on rotation in this little Gold Class cinema.
Turn on its expensive sound system, sit back in the tiered oversized chairs, and watch the giant projector screen in this deep red offering in Pakenham. This big cinema is part of a four-bedroom home, one of two residences on the 52-hectare block. The house comes with its own bar, gum hardwood floorboards; standard farm features. Presumably the Elvis memoribilla leaves with the vendors.
 
<img src="/images/stories/2012/07/hometheatre9.jpg">
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Popcorn and property: Almost a private Elvis picture theatre palace – Australia's 9th best home cinema

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It’s like going to a Gold Class cinema and having it all to yourself – plus you can pause the movie while you get another Coke and popcorn top-up. A simple TV just doesn’t suffice for a lot of home owners these days. Many enthusiasts will buy a large LED TV and an expensive sound system, which is great, but even that isn’t enough for some cinephiles. Many houses now come with home theatre rooms – rooms dedicated to the ultimate audio-visual experience.
The most opulent of offerings include banks of tiered oversized reclining chairs, giant projector screens, overhead lighting like a night sky and cinema-style furnishings. Watching a movie in a room like these really is an immersive experience, in every sense of the word.
This green room in <a href="https://www.realestate.com.au/property-house-nsw-bellevue+hill-109501446">this Bellevue Hill home</a> looks very different to the others we’ve seen, but the owners still couldn’t resist the traditional red chairs. It ranks as the 10th best cinema Property Observer has spotted in the past year or so. Just out the door of the cinema and you’ll have access to the home’s 700-bottle wine cellar. Grab a bottle on your way from the cinema to the heated pool. It was recently sold by Michael Finger of Ray White Double Bay.
<img src="/images/stories/2012/07/hometheatre10.jpg">
For a countdown on Australia's top 20 home cinemas worthy of Academy recognition – 20 through 11 click here. 
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Popcorn and property: 10th place in Australia's top 20 best home cinemas 

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The UK housing market won’t return to pre-GFC conditions before 2020, according to the latest report by PwC (PricewaterhouseCoopers).
The July 2012 UK Economic Outlook report says nominal house prices may return to 2007 levels in the middle of this decade but in real terms, prices won’t bounce back until the mid-2020s.
By 2015, nominal house prices will still be 8% below 2007 peak levels, while in real terms they will be 24% lower, says PwC.
By 2020, UK house prices are expected to be 30% more than 2007 levels, though still 7% below peak levels when inflation is taken into account.
In real terms, the pre-crisis peak levels might not be seen until 2024.
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As economic uncertainty persists, the market will remain flat in the short term, while the eurozone crisis could lead to double-digit declines in house prices over the next couple of years. The market should start to recover later in the decade.
"House prices should recover later in the decade as confidence is gradually restored, credit conditions ease for first-time buyers and underlying housing supply shortages reassert themselves,” says PwC economist John Hawksworth.
Hawksworth calls for policy to encourage investment in houses for rental as more people will be unable to participate in the private housing market without affordable rental housing or government assistance.
“As house prices are likely to stay high relative to earnings by historic standards, and credit is likely to remain less readily available than before the crisis, we estimate that a single person leaving university today is unlikely to be able to afford their first house until their late 30s without financial assistance from their parents or others."
Hawksworth says the outlook for the UK as a whole remains cloudy but there is scope for improvement.
Although it is forecast to be flat over 2012, the UK’s GDP is expected to pick up in 2013.
“We expect London and the south east to lead this gradual recovery, but all regions are projected to see at least moderate average growth in 2012 and 2013. However, risks from further storms in the eurozone need to be taken into consideration and businesses should make appropriate contingency plans for this," Hawksworth says.
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UK housing market won’t recover to pre-GFC levels before 2020: PwC

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An 1855-built former hall of the fraternal group Manchester Unity Order of Oddfellows has sold in Tenterfield, NSW.
Girl Guides NSW and ACT sold the hall for $146,000, saying it was surplus to their requirements.
The Manchester Unity Order of Oddfellows was originally formed in 1810 after breaking away from the Grand United Order of Oddfellows, which had its roots in 13th-century trade guilds.
<img src="/images/stories/2012/06/oddfellow.jpg">
Members of the Oddfellows included former British prime ministers Stanley Baldwin and Winston Churchill, King George IV and the fathers of Ringo Starr and George Harrison.
The first Australian lodge (Adelaide Lodge No.1) was established in South Australia in 1843 after it received approval from the authorities in Manchester.
<img src="/images/stories/2012/06/oddfellows.jpg">
Oddfellows. Image courtesy of State Library of NSW
The brotherhood used the hall until 1958, when it began its new life with the Girl Guides. The building was either sold or donated to the Girl Guides by an Oddfellow named Whit Roper, who owned the general store in Tenterfield.
The open-plan property has polished timber floors throughout. French doors opening from the main hall lead into a basic kitchen at the back. There are indoor and outdoor toilets.
<img src="/images/stories/2012/06/oddfellow1.jpg">
The imposing façade bears the faded name of Tenterfield Girl Guides.
Libby Sharpe from Ray White Rural Tenterfield sold the property.
She says a young couple bought the hall and hope to turn it into a family home. The building is listed as item of heritage interest but has no development restrictions.
<img src="/images/stories/2012/06/oddfellow2.jpg">
Sharpe says the only "odd fellows" she knows of in Tenterfield are the ones in her office.
Three hours from Brisbane, Tenterfield is a regional hub at the intersection of the New England and Bruxner highways.
The father of the Australian Federation, Henry Parkes, delivered his famous Federation Speech in Tenterfield.
It was also home to bush poet Banjo Paterson, and it’s been the subject of an emotional song by the late Peter Allen.
The University of New England archives holds three boxes of the original minute books from the Loyal Star of the North Lodge No. 93.
Other historic properties in the area are still available. <a style="color: #1155cc; font-family: arial, sans-serif;" href="https://www.realestate.com.au/property-house-nsw-tenterfield-107386978" target="_blank">Comerford Hall</a> is a five bedroom, 410 square metre hall built in the 1860s. From 1881 to 1916 the building served as The Terminus Hotel, serving guests arriving and departing on the Great Northern Railway. After this it was a private maternity hospital before becoming a guest house. Until 1998 it remained in the ownership of the Leis family.
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Manchester Unity Order of Oddfellows hall in Tenterfield sells for $146,000

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Lend Lease’s timber tower development Forté in Docklands has continued its dramatic rise to the sky as builders start work on the sixth floor. Property Observer has continued its photographic survey for a week six update.
<img alt="_mg_5047" src="/images/stories/2012/07/july13forte/_mg_5047.jpg" width="470" height="313">
Construction began just six weeks ago, and the development is due to be finished in October.
<img alt="_mg_5012" src="/images/stories/2012/07/july13forte/_mg_5012.jpg" width="470" height="313">
The $11 million building will be Australia’s first timber high-rise building. Set on an elevated concrete podium, the building will rise to 10 levels and is being built with prefabricated wooden panels made from cross-laminated timber and will feature 23 apartments.
<img alt="_mg_5007" src="/images/stories/2012/07/july13forte/_mg_5007.jpg" width="470" height="313">
Two weeks ago, work had just started on the fourth floor.
<img alt="_mg_5036" src="/images/stories/2012/07/july13forte/_mg_5036.jpg" width="470" height="313">
Cranes have been lifting large prefabricated panels into place.
Forté is taking part in the annual Open House Melbourne event on Sunday, July 29. This is a free event that offers Melburnians a chance to discover the wealth of architecture, history and design nestled around the city.
Date: 29 July 2012 Time: 10am – 4pm Location: 825 Bourke Street, Docklands
For more information, visit <a href="https://www.openhousemelbourne.org/" target="_blank">www.openhousemelbourne.org</a>
<img alt="_mg_5042" src="/images/stories/2012/07/july13forte/_mg_5042.jpg" width="470" height="313">
<img alt="fortesite3" src="/images/stories/2012/06/fortesite3.jpg" width="470" height="313">
Forté's progress as of June 8
 
<img alt="fortejune3" src="/images/stories/2012/06/fortejune3.jpg" width="470" height="313">
Forté's progress as of June 29
 
<img alt="_mg_5006" src="/images/stories/2012/07/july13forte/_mg_5006.jpg" width="470" height="313">
Forté's progress as of July 13
{module Would you buy an apartment in a timber building?} 
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Lend Lease's timber residential high rise Forté reaches for the treetops six weeks on

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Sydney’s beachside suburb Tamarama is now Australia’s most expensive suburb for real estate according to RP Data, after growing 38% in the past five years.
With a median house price of $4,337,500, the glitzy suburb has the highest median house price in Australia.
Affectionally known as Glamarama, the suburb also <a target="_blank" href="https://www.propertyobserver.com.au/residential/buyers-pay-a-high-premium-for-every-square-metre-of-inner-city-living-cameron-kusher/2012071154475">recorded the highest rate per square metre, at $11,449 with an average lot size of 379 square metres in a report prepared earlier this year by RP Data.</a>
Tamarama plucked the prime position in the median price list from Point Piper, which has now dropped off the list following a difficult time for high-end real estate.
RP Data’s Cameron Kusher says Tamarama’s limited supply of houses, many with ocean views, has led to the high median prices.
He says there have been recent introductions of more small lot housing, contributing to the higher rate per square metre.
The suburb is known as Sydney’s home of the rich and famous.
The suburb is also home to one of Australia’s oldest surf life-saving club, which claims to have never lost a life to the surf despite often treacherous conditions.
<a target="_blank" href="https://www.propertyobserver.com.au/https://www.mcgrath.com.au/buy/house-tamarama-nsw-2026/142367">The four-bedroom hilltop property 29 Thompson Street</a> recently sold for $7.9 million after trading for $4 million in 2003. The 575-square-metre property was listed for 29 days. It was sold by McGrath agents Bethwyn Richards and Ben Collier.
The most recent sale listed on RP Data is the <a target="_blank" href="https://www.century21.com.au/property/57521/">three-bedroom 29 Tamarama Street</a>, which sold for $1.09 million. The 316-square-metre property last traded in 1987 for $120,000. It was sold by Century 21 agent Nicholas Armstrong-Smith.
One of the cheapest sales in Tamarama this year was the two-bedroom unit 13/3 Pacific Avenue, which sold for $880,000 through McGrath agent Simon Exleton.
Sydney has seven of the 10 most expensive suburbs in Australia, Perth has two and Melbourne has just one.
In second place was Perth’s Peppermint Grove at $3.4 million, followed by Sydney’s Bellevue Hill ($3.3 million), Vaucluse ($2.9 million), and Double Bay ($2.5 million), Melbourne’s Toorak ($2.5 million) and Perth’s Dalkeith ($2.2 million).
News Limited reports top-end suburbs including Woollahra, Balmain East and Neutral Bay in Sydney, Armadale in Melbourne and Newstead in Brisbane all slipped in the rankings, with falls in median property prices of up to 24% in the last 12 months.
In the $1 million-plus market, Point Piper had the worst falls, with median unit prices dropping 41% in the past year.
Recording the biggest growth in Australia for the year, Queensland’s mining town of Moranbah, 150 kilometres inland from Mackay, recorded a 46% highest increase in median house prices to $682,000.
North Booval, a suburb of Ipswich, Queensland, was the weakest performer for houses, with median price falls for the year of 44% to $154,000.
For apartments, Currumbin in the Gold Coast was the best performer, with a median price jump of 48% to $565,000.
The biggest fall for units was in central Queensland’s Lammermoor, with prices dropping 46% to $166,000.
House prices fell in all capital cities, led by 5.5% falls in Sydney, followed by 5.2% in Brisbane, 5% in Melbourne, 4.1% in Perth, 3.8% in Adelaide, 3.8% in Darwin, 1% in Hobart 0.9% in Canberra.
Units in Darwin and Canberra recorded the only increases during the year, with both recording increases of less than 1%.
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Tamarama shines as Australia’s most expensive property market as downturn costs Point Piper its crown: RP Data 

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The total number of properties currently listed for rent across Australia’s capital cities increased 6.8% over the year ending July 8, according to RP Data’s Property Pulse. Including the rest of Australia, the increase was just 2.7%.
Across Australia, there are 44,347 properties newly listed for rent in the month ending July 8, up from 36,001 last year. The total number of rental listings is 90,235, up from 87,855.
At 12,807, Victoria has the most properties newly listed for rent of all capitals. The figure is up from 9,037 last year. The total number of properties listed for rent in Victoria is 29,173, up from 23,672 last year.
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Victoria was closely followed by New South Wales, which has 12,129 newly listed properties, up from 9,547 last year. That brings the total number of properties on the rental market in NSW to 23,254, up from 21,654 last year.
The number of rental properties in WA has dropped from 8,291 to 6,961 in the past year. There were 3,868 newly listed properties, slightly up from 3,634 last year.
The Northern Territory was the only state where new listings dropped. New listings are at 428, down from 446 last year. The total number of properties is now at 693, down from 998 last year.
New listings nearly doubled in the ACT, increasing from 236 to 466.
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Capital city rental residential stock up 6.8% in year to July: RP Data

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A palace of pleasure bachelor pad in the Foy and Gibson development in Collingwood is up for sale to anyone ready to party.
The two-level Oxford Street pad includes a rooftop deck with a neon-lit eight-person heated spa, a 10-seater entertainment area with views over the city.
The tasteful 350-square-metre conversion has 4.5-metre-high ceilings, the original factory windows, polished timber floors and a one-piece bent-metal designer kitchen with commercial cooktops. A four-metre vault sliding door reveals the bedroom, which comes complete with a stone-finished bathroom and its own spa.
The listing invites potential buyers to party like a rock star and live like a capitalist.
One corner of the main room has been set up as a music space with club-style lighting and a rack of guitars, amplifiers, mixers and oddly some exercise equipment.
Agent Jeremy Fernandez from Peter Markovic Fitzroy says the property will either sell to a bachelor playboy or a creative musician.
The neighbouring property sold for $1,494,000 last year, and Fernandez says pre-campaign he’s received interest from $1.1 million to $1.2 million.
The property belongs to a local musician who composes jingles. He bought the unit eight years ago when it was just a shell. He used to own the iconic bead store on Smith Street.
The complex of former department store factory and warehouse buildings was built in 1895 by notable architect William Pitt.
The buildings were originally responsible for the production and delivery of goods to Australia’s first chain of department stores, Foy and Gibson.
In 1906 it was described as the largest factory complex in the southern hemisphere, employing 2,000 people.
The complex was considered technologically advanced in its day. Foy and Gibson were early adopters of steam and electric power, with the factories using "many thousands of pounds of the cleverest automatic power-driven machinery,” according to heritage documents.
The pad goes to auction on August 28.
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Bachelor pad in Foy and Gibson Collingwood development looking for next owner to party down

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NSW is home to the cheapest land prices, with Murray’s median lot price at $71,000. South Australia had the most regions on the top 10 cheapest land prices  list, with Tasmania featuring strongly.
<img src="/images/stories/2012/07/leastexpensive.gif">
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Murray, NSW, has cheapest land prices in Australia: RP Data-HIA

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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