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<img src="/images/stories/2012/09/3point6percent.gif">
The median gross rental yield landlords are securing for houses in Melbourne, according to<a target="_blank" href="https://www.myrp.com.au/"> RP Data. </a> The median house price was $495,000 in August.
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<img src="/images/stories/2012/09/4point3percent.gif">
The median gross rental yield landlords are securing for houses in Adelaide, according to<a target="_blank" href="https://www.myrp.com.au/"> RP Data.</a> The median house price was $386,000 in August.
 
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The median gross rental yield landlords are securing for houses in Sydney, according to<a target="_blank" href="https://www.myrp.com.au/"> RP Data.</a> The median house price was $590,750 in August.
 
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<img src="/images/stories/2012/09/4point5percent.gif">
The median gross rental yield landlords are securing for houses in Perth, according to<a target="_blank" href="https://www.myrp.com.au/"> RP Data.</a> The median house price was $465,000 in August.
 
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<img src="/images/stories/2012/09/4point5percent.gif"> 
The median gross rental yield landlords are securing for houses in Canberra, according to<a target="_blank" href="https://www.myrp.com.au/"> RP Data.</a> The median house price was $540,000. 
 
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<img src="/images/stories/2012/09/4point7percent.gif"> 
The median gross rental yield landlords are securing for houses in Brisbane, according to<a target="_blank" href="https://www.myrp.com.au/" style="font-size: 13px;"> RP Data.</a> The median house price was $430,000 in August.
 
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The median gross rental yield landlords are securing for houses in Hobart, according to<a target="_blank" href="https://www.myrp.com.au/"> RP Data.</a> The median house price was $285,000 in August.
 
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<img src="/images/stories/2012/09/5point8percent.gif">
The median gross rental yield landlords are securing for houses in Darwin, according to<a target="_blank" href="https://www.myrp.com.au/"> RP Data.</a> The median house price was $545,000 in August. 
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cknowlton-QnEa6ntUYP

Melbourne landlords still reaping lowest rental returns for houses: RP Data state-by-state analysis

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Jindabyne, in the Snowy River Council area of New South Wales, leads the regional NSW list compiled by RP Data of suburbs where it is cheaper to buy a unit than to rent one.
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 data contains both units and houses, but in most suburbs on the list it is cheaper to buy a unit than buy one.
The comparison does not take into consideration stamp duty, associated buying costs and strata fees, where applicable.
The median unit asking rent in Jindabyne is $450 a week, according to RP Data, which estimates it is $755 cheaper per month to buy a unit with a principal and interest variable mortgage than rent one.
Click to enlarge
<a rel="shadowbox" href="/images/stories/2012/08/rpaug31.gif" title="Click to enlarge"><img src="/images/stories/2012/08/rpaug31thumb.gif"></a>
<a target="_blank" href="https://www.myrp.com.au/buyorrent">For the full list of all suburbs, </a><a target="_blank" href="https://www.myrp.com.au/buyorrent">visit RP Data's website.</a>
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The regional NSW suburbs where it is cheaper to buy than rent: RP Data

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A five-bedroom non-waterfront Mosman house that sold before auction for $3.4 million leads this week's sales, according to RP Data.
McGrath selling agent Nigel Mukhi describes it as "flawlessly detailed" in its marketing. The 699-square-metre property has a sheltered terrace and swimming pool, a double garage and Middle Harbour views. 
The property last sold for $3.2 million in 2007, according to RP Data. In its most recent sales campaign it had $3.5 million-plus price hopes.
Seven of the top 10 sales of the week were in New South Wales this week, with two in Victoria and one in South Australia.
 1. <a target="_blank" href="https://www.myrp.com.au/n/157-raglan-street-mosman-nsw-2088/myrp-490?propertyId=4502134">157 Raglan Street, Mosman, NSW, 2088</a>, five-bedroom house, sold prior to auction on September 1 by McGrath Estate Agents for $3.4 million
2. <a target="_blank" href="https://www.myrp.com.au/n/14-harbour-street-mosman-nsw-2088/myrp-490?propertyId=4485690">14 Harbour Street, Mosman, NSW, 2088</a>, four-bedroom house, sold prior to auction on September 1 by McGrath Estate Agents for $3.375 million
3. <a target="_blank" href="https://www.myrp.com.au/n/13-millicent-avenue-toorak-vic-3142/myrp-490?propertyId=13586764">13 Millicent Avenue, Toorak, VIC, 3142</a>, three-bedroom house, sold at auction on September 1 by Marshall White Armadale for $3.16 million
4. <a target="_blank" href="https://www.myrp.com.au/n/44-sunnyside-road-glen-osmond-sa-5064/myrp-490?propertyId=9601487">44 Sunnyside Road, Glen Osmond, SA, 5064</a>, four-bedroom house, sold at auction on August 29 by Harcourts Brock Williams for $2.85 million
5. <a target="_blank" href="https://www.myrp.com.au/n/19-18-college-street-darlinghurst-nsw-2010/myrp-490?propertyId=16001214">19/18 College Street, Darlinghurst, NSW, 2010</a>, two-bedroom unit, sold on August 30 by Belle Property Surry Hills for $2.41 million
6. <a target="_blank" href="https://www.myrp.com.au/n/6-cevu-avenue-willoughby-nsw-2068/myrp-490?propertyId=7592695">6 Cevu Avenue, Willoughby, NSW, 2068</a>, five-bedroom house, sold at auction on September 1 by McGrath Estate Agents for $2.3 million
7. <a target="_blank" href="https://www.myrp.com.au/n/5-35-william-street-double-bay-nsw-2028/myrp-490?propertyId=2119353">5/35 William Street, Double Bay, NSW, 2028</a>, three-bedroom unit, sold at auction on August 28 by BradfieldCleary for $2.2 million
8. <a target="_blank" href="https://www.myrp.com.au/n/1-canisius-close-pymble-nsw-2073/myrp-490?propertyId=5639145">1 Canisius Close, Pymble, NSW, 2073</a>, six-bedroom house, sold at auction on September 1 by Ray White Burns &amp; Burns for $2.16 million
9. <a target="_blank" href="https://www.myrp.com.au/n/41-smarts-crescent-burraneer-nsw-2230/myrp-490?propertyId=1647217">41 Smarts Crescent, Burraneer, NSW, 2230</a>, five-bedroom house, sold prior to auction on August 30 by Highland Property Agents for $2.15 million
10. <a target="_blank" href="https://www.myrp.com.au/n/24-cromwell-road-south-yarra-vic-3141/myrp-490?propertyId=13133044">24 Cromwell Road, South Yarra, VIC, 3141</a>, three-bedroom house, sold at auction on September 1 by Marshall White &amp; Co for $2.15 million
 
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Mosman non-waterfront leads top 10 sales of the week: RP Data

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Property Observer has scoured the most well-known mortgage comparison websites to determine the lowest variable rate home loan and one- and three-year fixed home loans currently available.
The following results are based on advertised mortgage rates listed by <a href="https://www.ratecity.com.au/" target="_blank">ratecity.com.au</a>, <a href="https://mozo.com.au/" target="_blank">Mozo.com.au</a> and <a href="https://www.infochoice.com.au/" target="_blank">infochoice.com.au</a> as of September 3:
Lowest variable rate offerings:
<table width="470" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="158" valign="top">
Provider
</td>
<td width="151" valign="top">
Loan name
</td>
<td width="123" valign="top">
Rate
</td>
<td width="132" valign="top">
Comparison rate*
</td>
</tr>
<tr>
<td width="158" valign="top">
UBank (NAB)
</td>
<td width="151" valign="top">
UHomeloan Refinance
</td>
<td width="123" valign="top">
5.62%
</td>
<td width="132" valign="top">
5.62%
</td>
</tr>
<tr>
<td width="158" valign="top">
Loans.com.au
</td>
<td width="151" valign="top">
Dream Catcher
</td>
<td width="123" valign="top">
5.65%
</td>
<td width="132" valign="top">
6%
</td>
</tr>
<tr>
<td width="158" valign="top">
My Mortgage Freedom
</td>
<td width="151" valign="top">
Low Rate +
</td>
<td width="123" valign="top">
5.66%
</td>
<td width="132" valign="top">
5.97%
</td>
</tr>
<tr>
<td width="158" valign="top">
Mortgage View
</td>
<td width="151" valign="top">
Mortgage View Pro Pack
</td>
<td width="123" valign="top">
5.7%
</td>
<td width="132" valign="top">
5.71%
</td>
</tr>
</tbody></table>
Lowest one-year fixed-rate offerings
<table width="470" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="137" valign="top">
Provider
</td>
<td width="123" valign="top">
Loan name
</td>
<td width="95" valign="top">
Rate
</td>
<td width="114" valign="top">
Comparison rate*
</td>
</tr>
<tr>
<td width="137" valign="top">
My Mortgage Freedom
</td>
<td width="123" valign="top">
Residential fixed one year
</td>
<td width="95" valign="top">
5.44%
</td>
<td width="114" valign="top">
6.06
</td>
</tr>
<tr>
<td width="137" valign="top">
CUA
</td>
<td width="123" valign="top">
Residential fixed one year
</td>
<td width="95" valign="top">
5.5%
</td>
<td width="114" valign="top">
6.22%
</td>
</tr>
<tr>
<td width="137" valign="top">
Newcastle Permanent
</td>
<td width="123" valign="top">
Residential fixed one year
</td>
<td width="95" valign="top">
5.59%
</td>
<td width="114" valign="top">
6.24%
</td>
</tr>
<tr>
<td width="137" valign="top">
IMB
</td>
<td width="123" valign="top">
Platinum Residential fixed $200k+
</td>
<td width="95" valign="top">
5.64%
</td>
<td width="114" valign="top">
6.58%
</td>
</tr>
</tbody></table>
Lowest three-year fixed-rate offerings
<table width="470" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="133" valign="top">
Provider
</td>
<td width="133" valign="top">
Loan name
</td>
<td width="97" valign="top">
Rate
</td>
<td width="108" valign="top">
Comparison rate*
</td>
</tr>
<tr>
<td width="133" valign="top">
My Mortgage Freedom
</td>
<td width="133" valign="top">
My mortgage freedom. fixed rate
</td>
<td width="97" valign="top">
5.44%
</td>
<td width="108" valign="top">
6.06%
</td>
</tr>
<tr>
<td width="133" valign="top">
Newcastle Permanent
</td>
<td width="133" valign="top">
Three-year fixed rate
</td>
<td width="97" valign="top">
5.59%
</td>
<td width="108" valign="top">
6.24%
</td>
</tr>
<tr>
<td width="133" valign="top">
Resi Home Loans
</td>
<td width="133" valign="top">
FlexiFix 75 three-year
</td>
<td width="97" valign="top">
5.69%
</td>
<td width="108" valign="top">
5.94%
</td>
</tr>
<tr>
<td width="133" valign="top">
Suncorp
</td>
<td width="133" valign="top">
My Home Package
</td>
<td width="97" valign="top">
5.72%
</td>
<td width="108" valign="top">
6.46%
</td>
</tr>
</tbody></table>
*A comparison rate includes both the interest rate and the fees and charges relating to a loan, combined into a single percentage figure.
For information on refinancing, watch our free webinar <a href="/news">Refinancing and the Interest Rates Riddle</a>
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Twelve of the lowest mortgage rates, fixed and variable, from 5.62%

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The west coast Tasmanian town of Queenstown leads the regional Tasmanian list compiled by RP Data of suburbs where it is cheaper to buy a unit than to rent one. 
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 data contains both units and houses, but in most suburbs on the list it is cheaper to buy a unit than buy one. 
The comparison does not take into consideration stamp duty, associated buying costs and strata fees, where applicable.
The median house asking rent in Queenstown is $150 a week, according to RP Data, which estimates it is $140 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" rel="shadowbox" href="/images/stories/2012/08/rpsept37.gif"><img src="/images/stories/2012/08/rpsept37thumb.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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The regional Tasmanian localities where it is cheaper to buy than rent: RP Data

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The regional South Australian town of Whyalla leads the regional South Australian list compiled by RP Data of suburbs where it is cheaper to buy a unit than to rent one.
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 data contains both units and houses, but in most suburbs on the list it is cheaper to buy a unit than buy one.
The comparison does not take into consideration stamp duty, associated buying costs and strata fees, where applicable.
The median unit asking rent in Whyalla is $220 a week, according to RP Data, which estimatesit is $36 cheaper per month to buy a unit with a principal and interest variable mortgage than rent one.
Click to enlarge
<a href="/images/stories/2012/08/rpsept35.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2012/08/rpsept35thumb.gif"></a>
<a target="_blank" href="https://www.myrp.com.au/buyorrent">For the full list of all suburbs, </a><a target="_blank" href="https://www.myrp.com.au/buyorrent">visit RP Data's website.</a>
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The South Australian regional localities where it is cheaper to buy than rent: RP Data

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<a href="https://www.propertyobserver.com.au/residential/queensland-and-nsw-dominate-the-rp-data-suburb-locations-where-it-is-cheaper-to-buy-than-rent/2012082856283" target="_blank"><img src="/images/stories/2012/08/238.gif"></a>
The<a href="https://www.propertyobserver.com.au/residential/queensland-and-nsw-dominate-the-rp-data-suburb-locations-where-it-is-cheaper-to-buy-than-rent/2012082856283" target="_blank"> number of suburbs across Australia where it is cheaper to buy a home with a principal and variable interest rate mortgage than to rent one,</a> according to RP Data.  It's the outcome of home values being 5.9% lower than their previous highs and rental rates having continued to increase across most regions of the country.
 
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<a href="https://www.propertyobserver.com.au/new-south-wales/ethical-investor-peter-hall-relists-customs-house-double-bay/2012082656200" target="_blank"><img src="/images/stories/2012/08/4point5mplus.gif"></a>
The<a href="https://www.propertyobserver.com.au/new-south-wales/ethical-investor-peter-hall-relists-customs-house-double-bay/2012082656200" target="_blank"> price hopes Peter Hall, from Hunter Hall, has for his Double Bay property</a>. Hall has decided he’s staying in London for the time being, and his 1860 Customs House property didn't sell when listed late last year.
 
<hr>
<a href="https://www.propertyobserver.com.au/victoria/the-simsons-sell-hawthorn-s-hartland/2012082756261" target="_blank"><img src="/images/stories/2012/08/3point3m.gif"></a>
The price<a href="https://www.propertyobserver.com.au/victoria/the-simsons-sell-hawthorn-s-hartland/2012082756261" target="_blank"> Stuart and Anne Simson secured for Hartland</a>, their grand Hawthorn home. 
 
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<img src="/images/stories/2012/08/8percent.gif">
The amount <a href="https://www.propertyobserver.com.au/residential/property-ownership-contributes-more-to-australia-s-gdp-than-mining-cameron-kusher/2012082756250" target="_blank">of Australia's GDP that home ownership contributes.</a> This compares with only 7.7% for mining. 
 
<hr>
<a href="https://www.propertyobserver.com.au/land/new-cars-%2410000-cheques-and-free-home-size-upgrades-six-spring-incentives-from-house-and-land-developers-and-builders/2012082756256" target="_blank"><img src="/images/stories/2012/08/10k.gif"></a>
The amount of money Stockland will give buyers of its house-and-land packages. <a href="https://www.propertyobserver.com.au/land/new-cars-%2410000-cheques-and-free-home-size-upgrades-six-spring-incentives-from-house-and-land-developers-and-builders/2012082756256" target="_blank">It is one of a number of developers offering incentives</a> to try and encourage sales in the lead-up to the spring selling season. Incentives include cash handouts, new cars, free house upsizings and zero deposit home loans.
 
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<a href="https://www.propertyobserver.com.au/victoria/grand-mt-eliza-home-passed-up-by-hugh-jackman-listed-for-auction/2012082956284" target="_blank"><img src="/images/stories/2012/08/6m.gif"></a>
The<a href="https://www.propertyobserver.com.au/victoria/grand-mt-eliza-home-passed-up-by-hugh-jackman-listed-for-auction/2012082956284" target="_blank"> price hopes for a Mount Eliza house </a>when it was inspected (and passed up) by Hugh Jackman in 2010. It has recently been listed for September 9 mortgagee auction. 
 
<hr>
<a href="https://www.propertyobserver.com.au/leisure/chinese-investors-eyeing-up-sunland-s-%2460-million-plus-palazzo-versace-on-gold-coast/2012082956306" target="_blank"><img src="/images/stories/2012/08/60mplus.gif"></a>
The <a href="https://www.propertyobserver.com.au/leisure/chinese-investors-eyeing-up-sunland-s-%2460-million-plus-palazzo-versace-on-gold-coast/2012082956306" target="_blank">price expectations for the Palazzo Versace hotel</a>. A Chinese group is doing due diligence and considering its acquisition of the luxury Gold Coast hotel.
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The 7 must-know numbers of the week, starting with the number of suburbs where it is cheaper to buy than rent

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3/31 Dover Road, Williamstown, Vic 3016
<img src="/images/stories/2012/08/doverrd.jpg">
The tenants of this one-bedroom apartment are paying $1,213 a month and are on a lease until March of next year. The ground-floor unit is within walking distance of The Strand Waterfront, Douglas Parade shops and cafes, as well as the train station. 
Williams Real Estate agent Lauren Montebello <a href="https://www.williamsre.com.au/property-details.aspx?id=4369&amp;from=searchlisting" target="_blank">is marketing the property</a> with price hopes of $280,000 plus, and if it sells for that price, that would secure an investor a gross rental yield of 5.2% at its current rent, well above the gross rental yield for Williamstown houses of 3.7%, according to RP Data. The gross rental yield does not consider the costs of maintaining the property, including council rates and other fees such as water bills and managing agent fees.
<a target="_blank" href="https://calc.washingtonbrown.com.au/wbdcalculator/calculator.aspx?RID=HPCAZOPTTT">Washington Brown</a> estimates the first-year tax depreciation deduction to be $4,000 and over five years to be $11,000.
The median house price in Williamstown fell 3.3% in the past year but rose 33.8% in the past five years, according to RP Data.
The property will go to auction Saturday, September 1 at 12.30pm.
For more information about prices and yields in <a href="/news">Williamstown, see the RP Data suburb page.</a>
For another investment prospect going to auction this weekend, see page 2.
<hr>
8 Henderson Street, Merrylands, NSW, 2160
<img src="/images/stories/2012/08/henderson.jpg" width="470">
The tenants of this two-bedroom house have been in residence for 15 years and are paying $425 a week. Laing + Simmons listing agent Jas Singh says it could potentially fetch $10 or $15 more a week but that the vendor is happy to have a stable tenant rather than insist upon market rent. The weatherboard cottage on 525 square metres has high ceilings, a garage and a small study. 
Singh <a href="https://www.laingsimmons.com.au/residential-sales/95012-8-henderson-street" target="_blank">is marketing the property</a> with price hopes in the "early to  mid-$400,000s", and if it sells for  $450,000 it would secure an investor a gross rental yield of 4.9%, about at the median gross rental yield for Merrylands houses of4.6%, according to RP Data. The gross rental yield does not consider the costs of maintaining the property, including council rates and other fees such as water bills and managing agent fees.
<a target="_blank" href="https://calc.washingtonbrown.com.au/wbdcalculator/calculator.aspx?RID=HPCAZOPTTT">Washington Brown</a> estimates the first-year tax depreciation deduction to be $3,000 and over five years to be $6,000.
The median house price in Merrylands rose 1.1% in the past year and rose 24.7% in the past five years, according to RP Data.
The property will be open for inspection Saturday, September 1 at 11.15 and will go to auction Saturday, September 22 at noon.
For more information about prices and yields in <a target="_blank" href="/news">Merrylands, see the RP Data suburb page.</a>
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Friday form guide: Yields of up to 5.2% in Williamstown

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Vendors were able to sell their properties in July without discounting as steeply as they did in June in most capitals, according to data released by Australian Property Monitors this week. 
The amount of discounting required fell slightly in Sydney (from 6.7% to 6.4%), Melbourne (7.5% to 7.3%) and Canberra (5.2% to 5%).
The drop was a little more pronounced in Brisbane (7.9% to 7.5%) and Hobart (10.2% to 9.7%). 
The average amount of discounting increased sharply in Darwin (from 5.5% to 6.5%), which was also the only capital city <a href="https://www.propertyobserver.com.au/residential/mixed-results-as-property-took-longer-to-sell-in-july-than-in-june-in-all-state-capitals-apm/2012082856282" target="_blank">where the number of days property lingered on the market increased</a>. 
The amount of discounting remained virtually the same in Adelaide (from 7.6% to 7.7%) and Perth (from 6.4% to 6.5%).
Click to enlarge
<a title="Click to enlarge" href="/images/stories/2012/08/apmaug30.jpg" rel="shadowbox"><img src="/images/stories/2012/08/apmaug30thumb.jpg"></a>
Source: APM
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Property discounting down in most capitals: APM

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There were 854 sales in Perth this week, up from 559 the same week last year, according to the Real Estate Institute of Western Australia. 
<a target="_blank" href="https://reiwaviews.com.au/"><img src="/images/stories/2012/08/reiwaaug30.gif"></a>
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Perth sales up 52% on same week last year: REIWA

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.

[smartcode_project:default project_id=151449 project_image_fid=357458]

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.

[smartcode_project:default project_id=151449 project_image_fid=357469]

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>.

[smartcode_project_cta:default project_id=151449]

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.

[smartcode_project:default project_id=134951 project_image_fid=368645]

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."

[smartcode_project:default project_id=134951 project_image_fid=358802]

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.

[smartcode_project_cta:default project_id=134951]

Cassidy Knowlton

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