<html><body>
Returns for investors in green star-rated offices in the Sydney CBD were significantly higher than returns for the office market as a whole in 2011-12, according to IPD. 
Green star-rated offices secured returns of 12% for Sydney investors, compared with 9.2% for the office market as a whole.
Environmentally sustainable offices also outperformed the sector as a whole in Melboure, but the gap was narrower (11.9% vs 10.9%). 
However, in Perth the situation was reversed, with "green" offices returning 11.1%, compared with 14% for the office market as a whole. 
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/2012/08/ipdaug153.gif"><img src="/images/stories/2012/08/ipdaug153thumb.gif"></a>
</body></html>

cknowlton-QnEa6ntUYP

Sydney and Melbourne green offices outperformed standard market in 2011-12: IPD

<html><body>
<img src="/images/stories/2012/08/83214.gif">
The number of residential properties on the market in Queensland the week ending August 5, according to RP Data. Of these, 10,737 were listed in the last month. There were 84,127 total listings in the same week last year.
<hr>
<img src="/images/stories/2012/08/73794.gif">
The number of residential properties on the market in NSW the week ending August 5, according to RP Data. Of these, 11,543 were listed in the last month. There were 67,184 total listings in the same week last year.
 
<hr>
<img src="/images/stories/2012/08/66580.gif">
The number of residential properties on the market in Victoria the week ending August 5, according to RP Data. Of these, 10,056 were listed in the last month. There were 50,233 total listings in the same week last year.
 
<hr>
<img src="/images/stories/2012/08/31099.gif">
The number of residential properties on the market in Western Australia the week ending August 5, according to RP Data. Of these, 4,637 were listed in the last month. There were 4,637 total listings in the same week last year.
 
<hr>
<img src="/images/stories/2012/08/19237.gif">
The number of residential properties on the market in South Australia the week ending August 5, according to RP Data. Of these, 2,580 were listed in the last month. There were 17,035 total listings in the same week last year.
 
<img src="/images/stories/2012/08/11446.gif">
The number of residential properties on the market in Tasmania the week ending August 5, according to RP Data. Of these, 1,012 were listed in the last month. There were 9,451 total listings in the same week last year.
<hr>
<img src="/images/stories/2012/08/2106.gif">
The number of residential properties on the market in ACT the week ending August 5, according to RP Data. Of these, 515 were listed in the last month. There were 1,615 total listings in the same week last year.
 
<hr>
 
<img src="/images/stories/2012/08/1834.gif">
The number of residential properties on the market in Northern Territory the week ending August 5, according to RP Data. Of these, 354 were listed in the last month. There were 1,963 total listings in the same week last year.
</body></html>

Canberra's residential listings up 30% in past year, plus state-by-state analysis: RP Data

<html><body>
A Wollongong property that was recently renovated on popular LifeStyle property reality show Selling Houses Australia is set for televised auction in early September. 
A short walk to the Wollongong CBD, the three-bedroom cottage last sold for $185,000 in 1999 and was on the market briefly in 2006, according to RP Data. The Selling Houses Australia team added new paint throughout, new blinds, new doors, new light fittings, new taps and a revamped kitchen and outdoor entertainment area. Listing agent Michele Lay of Ray White says it could attract a rental of up to $460 per week. In 2009 it was listed for rent for $400 per week. 
Lay is marketing the property with price hopes of $399,000 plus, and if it sells for $399,000 and rents for $460, that would secure an investor a gross rental yield of 6%, above the indicative gross rental yield of 4.7% for Wollongong houses, 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 $8,000.
The median house price in Wollongong fell 9.9% in the past year but rose 10.5% in the past five years, according to RP Data.
The property will go to auction Monday, September 3 at 6pm. The property will be open for inspection on September 3, with the television crew from the TV show present to capture potential buyers' opinions of the house's makeover. 
For more about prices and yields in <a target="_blank" href="/news">Wollongong, see the RP Data suburb page.</a>
For real-life property lessons from reality TV shows, download our free eBook <a target="_blank" href="http://propertyobserver.com.au/ebooks/free-ebook-lessons-from-the-block-and-other-property-reality-television-shows">Lights, Camera, Auction!</a>
</body></html>

Wollongong house renovated on Selling Houses Australia set for auction

<html><body>
Unit prices are pricier in the property investment hotspot Gladstone, Queensland than ever before, with units over $500,000 now representing more than a quarter of all unit sales, compared with 3% for this price point two years ago.
The percentage of units sold priced between $450,000 and $500,000 also increased dramatically over the past two years, from 5% to 20% of units in the region, according to PRDnationwide. 
"Unprecedented growth in both sales activity and capital values during [thje past five years] has driven the market to a full recovery, bucking the nation’s unrelenting trend of diminishing sales volumes and softening capitalvalues since the onset of the global financial crisis," says the PRDnationwide analysis.
<img src="/images/stories/2012/08/prdaug9.gif">
The PRDnationwide report also shows that after slumping during the GFC, Gladstone unit sales volumes have recovered to pre-GFC levels. This is not the case for <a href="https://www.propertyobserver.com.au/queensland/gladstone-house-and-land-prices-rising-but-sales-volumes-below-pre-gfc-peak-prdnationwide/2012080755900" target="_blank">Gladstone house and land sales</a>, as they are yet to return to their pre-GFC peak.
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/2012/08/prdaug92.gif"><img src="/images/stories/2012/08/prdaug92thumb.gif"></a>
For more, download our free eBook <a target="_blank" href="http://propertyobserver.com.au/ebooks/free-ebook-property-investing-in-queenslands-resources-boom">Residential Property Investment Amid Queensland's Resources Boom.</a>
</body></html>

Units pricier than ever in Queensland hotspot Gladstone

<html><body>
Sydney's prime retail property market for rentals is at 12 o'clock on the "property clock", between the quadrants "rental value growth slowing" and rental values falling", according to Jones Lang LaSalle.
Click to enlarge
<a href="/images/stories/2012/08/jllaug151.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2012/08/jllaug151thumb.gif"></a>
</body></html>

Sydney's prime retail rental market at 12 o'clock and about to fall: Jones Lang LaSalle

<html><body>
<img src="/images/stories/2012/08/30842.gif">
The number of properties available for rent in Victoria for the week ended August 5, according to RP Data. Of these, 13,857 were listed in the last month. There were 24,462 listings during the same week last year.
 
<hr>
 
<img src="/images/stories/2012/08/24734.gif">
The number of properties available for rent in New South Wales for the week ended August 5, according to RP Data. Of these, 12,727 were listed in the last month. There were 21,948 listings during the same week last year.
 
<hr>
 
<img src="/images/stories/2012/08/21787.gif">
The number of properties available for rent in Queensland for the week ended August 5, according to RP Data. Of these, 11,032 were listed in the last month. There were 24,575 listings during the same week last year.
<hr>
 
 
<img src="/images/stories/2012/08/7144.gif">
The number of properties available for rent in Western Australia for the week ended August 5, according to RP Data. Of these, 3,870 were listed in the last month. There were 8,204 listings during the same week last year.
 
<hr>
<img src="/images/stories/2012/08/7057.gif">
 
The number of properties available for rent in South Australia for the week ended August 5, according to RP Data. Of these, 3,403 were listed in the last month. There were 5,732 listings during the same week last year.
 
<hr>
<img src="/images/stories/2012/08/2297.gif">
The number of properties available for rent in Tasmania for the week ended August 5, according to RP Data. Of these, 999 were listed in the last month. There were 1,591 listings during the same week last year.
 
<hr>
 
<img src="/images/stories/2012/08/896.gif">
The number of properties available for rent in ACT for the week ended August 5, according to RP Data. Of these, 439 were listed in the last month. There were 462 listings during the same week last year.
 
<hr>
 
<img src="/images/stories/2012/08/790.gif">
The number of properties available for rent in Northern Territory for the week ended August 5, according to RP Data. Of these, 499 were listed in the last month. There were 915 listings during the same week last year.
</body></html>

Victoria's 30,842 homes for rent lead the nation: A state-by-state analysis: RP Data

<html><body>
<a href="https://www.thehomepage.com.au/" rel="nofollow">Thehomepage.com.au</a> was founded three years ago by Morry Schwartz, who recognised an opportunity to revamp how real estate agents do business.
Thehomepage.com.au enables real estate agents to reach more buyers, in what Schwartz says is a quicker, cheaper and more attractive way.
Schwartz, who is the chairman of property development firm Pan Urban, is also the publisher of politics and current affairs publications Quarterly Essay and The Monthly.
The website belongs to start-up company Dog No. 7, which, according to Schwartz, is designed to reflect the fact that it is always one step ahead of the game.
Schwartz, who has since been joined in the business by friends Mark Copley and Vicki Williams, talks about how Thehomepage.com.au is attempting to get in front of the competition.
<h3>What prompted you to launch Thehomepage.com.au? What niche did you identify?</h3>
I launched Thehomepage.com.au and its sister site Millionplus.com.au because, in my real estate development business, I was amazed at how expensive it was to advertise on the existing real estate listings portals.
Using the existing real estate portals as a consumer, I also found them to be slow to load, cluttered with advertising and ugly to look at.
I wanted to create something that was different from what was already available in all of those ways: it would be free to advertise basic listings and less expensive for premium listings.
It would be fast to load. And it would be clean and attractive to look at.
Both Thehomepage.com.au and Millionplus.com.au belong to our start-up company, Dog No. 7. We picked that name because the CEO of our biggest competitor had said that Dog No. 7 is the one he worries about.
He compared the business to a dog race and said that Dog No. 2 always follows what Dog No. 1 does, and Dog No. 3 follows in the footsteps of Dog No. 2.
But Dog No. 7 is so far behind that he realises he can’t beat the top dogs by following in their footsteps.
Instead, he decides to win by cutting across the middle of the arena. The moral of the story is to always watch out for Dog No. 7.
<h3>How did you fund the business and what were your start-up costs?</h3>
I lent money to the business to fund its start-up. I’ve invested about $1.5 million so far.
<h3>How many staff do you have?</h3>
We have seven excellent people on our team. That includes myself, our CEO and an editor, a social media and advertising manager, a salesperson and two web developers.
Every one of them is on top of their game. I’m proud to have them working with me.
<h3>How do you promote the business?</h3>
Our business depends on consumers being able to find as many real estate listings as possible when they come to our site.
We are currently focused on acquiring more of that listings content and then driving web users to them. We are not doing much brand and awareness advertising as yet.
We put a lot of effort into being found online because we are an online business. That means search marketing and search optimisation are the biggest line items.
<h3>How do you stand out in the market? What’s your point/s of difference?</h3>
I already mentioned that we provide free basic listings and much less expensive premium advertising to real estate agents.
I also mentioned that we focus on being cleaner to look at, faster loading and more enjoyable to the consumer.
When we tested speed earlier this year, our web pages loaded twice as fast as our big competitors’ pages. That’s better for the consumer.
In addition, our key strength is the fact that we refuse to do priority listings.
When you type in a property search on our competitors’ sites, they return a bunch of listings results, but they don’t show you the most recent listings first by default.
Instead, they take money from agents to promote certain listings above others, and then they make sure you see all those “priority” listings first.
We decided to give people a break and always put the most recent listings first, so that you don’t have to scroll through listing after listing just to get to the ones that you haven’t seen yet.
After all, when you’re searching for property you can find yourself checking the site for new listings several times a day.
People tell us that our system is much more productive and enjoyable to use, and it is one of the things that brings them back to the site for repeat visits.
<h3>What are your revenue projections for 2012/13?</h3>
We don’t share our revenue numbers, but it’s fair to say our primary focus in 2012 is to acquire content. Revenue is a secondary focus right now, although it is growing.
What’s the biggest risk you face?
We’re growing steadily and quickly in content, traffic and revenue, so we are confident we will hit our growth targets.
I suppose the biggest risk is that online technology is getting cheaper and easier every day. That lowers the bar and makes it easier for new competitors to pop up.
We are confident, however, because launching a website is the easy part. Building relationships with agents and consumers is much harder.
<h3>Is there anything you would have done differently?</h3>
It’s not that we’re perfect, but we have learned from the mistakes we’ve made. No one mistake stands out as a horrible error that I would go back in time to correct.
<h3>What advice would you give to other entrepreneurs?</h3>
Invest in good people and reward them. Building a business is all about people and relationships.
This article originally appeared on <a href="https://www.startupsmart.com.au/" target="_blank">StartupSmart</a>.
</body></html>

Why developer Morry Schwartz started thehomepage

<html><body>
Sydney's prime office capital values market has moved from about seven o'clock to about eight o'clock on the property clock between the first and second quarters of 2012, according to Jones Lang LaSalle.
The real estate services firm puts Sydney's prime office capital values market in the "capital value growth accelerating" quadrant of its property clock, alongside the prime office capital values markets of Los Angeles, Frankfurt and Atlanta. 
Click to enlarge
<a href="/images/stories/2012/08/jllaug131.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2012/08/jllaug131thumb.gif"></a>
Sydney's prime office rental market also progressed from about seven to about eight o'clock on the property clock, according to Jones Lang LaSalle.
Click to enlarge
<a href="/images/stories/2012/08/jllaug132.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2012/08/jllaug132thumb.gif"></a>
</body></html>

Sydney prime office values and rents rising as it moves forward on the property clock: Jones Lang LaSalle

<html><body>
42 Apex Street, Dandenong North, Vic 3175
<img src="/images/stories/2012/08/apex.jpg">
This four-bedroom house in the centre of Dandenong North is within close proxminity of the Monash and EastLink freeways, Dandenong Market and shops. It is solar powered and has polished floorboards. McDonald Real Estate agent Harry Li says it could be expected to rent for $350 per week. 
Li<a href="https://www.ljhooker.com.au/JN5F8B" target="_blank"> </a>is marketing the property with price hopes of $300,000 plus, and if it sells for that price and is rented for $350 that would secure an investor a gross rental yield of 6.1%, well above the gross rental yield for Dandenong North houses of 4.4%, 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. 
The median house price in Dandenong North fell 7.4% in the past year but rose 45.9% in the past five years, according to RP Data.
<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 $5,000 and over five years to be $10,000.
The property will be open for inspection Saturday, August 11 at 2pm and will go to auction Saturday, September 1 at 2.30pm.
For more information about prices and yields in <a target="_blank" href="/news">Dandenong North, see the RP Data suburb page.</a>
 
</body></html>

Friday form guide: Yields of up to 6.1% in Dandenong North

<html><body>
<a href="https://www.propertyobserver.com.au/queensland/gladstone-property-hotspot-facing-headwinds-with-investor-demand-grossly-outstripping-owner-occupier-demand-prdnationwide/2012080655882" target="_blank"><img src="/images/stories/2012/08/69b.gif"></a>
The amount of money currently invested<a href="https://www.propertyobserver.com.au/queensland/gladstone-property-hotspot-facing-headwinds-with-investor-demand-grossly-outstripping-owner-occupier-demand-prdnationwide/2012080655882" target="_blank"> in mining projects in the Queensland mining town of Gladstone</a>. Gladstone ranked third in Your Investment Propertymagazine’s 2012 list of Top 100 suburbs and was ranked second last year. The town is home to the world’s biggest alumina refinery, Australia’s biggest aluminium smelter and the country’s largest cement operation. However, PRDnationwide says investors in the town face headwinds due to an expanding fly-in, fly-out workforce and investor demand grossly outstripping owner-occupier demand.
 
<hr>
 
<a target="_blank" href="/news"><img src="/images/stories/2012/08/309point2m.gif"></a>
The height of the<a target="_blank" href="/news"> 95-storey London skyscraper The Shard</a>, which officially opened on July 5 with a massive laser show. It is the tallest building in Europe. From the top it’s sometimes possible to see the English Channel, 80 kilometres away. 
 
<hr>
<img src="/images/stories/2012/08/22b.gif">
The amount by which NAB has grown its loan book from February 29, 2011 to June 30, 2012, <a target="_blank" href="/news">APRA figures show</a>. This translates into mortgage growth of 20% over this time period and comes as NAB revealed that it <a href="/news">would</a><a href="/news"> sign up its one millionth new customer – since the start of the 'break-up' campaign that launched on Valentine's Day last year – this week</a>.
 
<hr>
<img src="/images/stories/2012/08/26.gif">
The number of consecutive months the Australian construction industry has contracted. The construction industry failed to rebound despite successive rate cuts in May and June.
 
<hr>
<img src="/images/stories/2012/08/15mpounds.gif">
The price hopes for Kenwood, John Lennon's former home in the United Kingdom, where his first marriage ended. The six-bedroom 1920s stockbroker Tudor-style house outside Weybridge, Surrey, is 24 miles (39 kilometres) south-west of London.
 
<hr>
<a href="/news"><img src="/images/stories/2012/08/16m.gif"></a>
The amount (in US dollars) that <a href="/news">Nicole Kidman secured for her redundant New York apartment</a>. The high-rise apartment has a nine-metre-wide entrance gallery with sweeping views of the Hudson River
 
<hr>
<a target="_blank" href="https://www.propertyobserver.com.au/news/oracle-commercial-precinct-on-broadbeach-listed-with-%2450-million-hopes-with-gold-coast-office-vacancy-rate-at-215/2012080855906"><img src="/images/stories/2012/08/21point5percent.gif"></a>
The <a target="_blank" href="https://www.propertyobserver.com.au/news/oracle-commercial-precinct-on-broadbeach-listed-with-%2450-million-hopes-with-gold-coast-office-vacancy-rate-at-215/2012080855906">office vacancy rate on the Gold Coast</a>. The Gold Coast office vacancy rate tightened marginally in the first six months of the year from 22% to 21.5%.
</body></html>

The 7 must-know numbers of the week, starting with the billions in mining in Gladstone

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

Editor's Picks

Have something to contribute?

Developments

New apartments

New townhouses

News