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The most actively traded suburb in the Gladstone region of Queensland is <a target="_blank" href="/news">Clinton</a>, with 64 house sales in the six months to March, according to a PRDnationwide report on the region.
However, this is a 33% drop in the number of house sales in the suburb from the six months to March 2011.
<a target="_blank" href="/news">Gladstone City </a>is the most actively traded unit market in the area, with 29 sales. This is also down significantly (-45%) from the six months to March 2011.
The only suburb in the top five most actively traded for house or unit sales that improved significantly over last year was <a target="_blank" href="/news">South Gladstone</a>, which is the strongest-performing suburb in the city, according to RP Data. The unit median price went up 19.2% over the last year while the house median went up 23.9%.
An alumina plant was built in the area in 1996,<a target="_blank" href="https://www.propertyobserver.com.au/queensland/gladstone-s-mining-is-booming-but-property-market-far-from-unified-in-queensland-hotspot/2012080755742/Page-2"> and the impact is still seen in South Gladstone.</a>
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cknowlton-QnEa6ntUYP

Clinton most active house market in Gladstone region, but sales volumes down 33% in a year: PRDnationwide

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<div id="profile_stats" style="font-family: Georgia, 'Times New Roman', serif; font-size: 12px;">
CEO, Merivale
Born in: Sydney
Friends: <a href="https://www.thepowerindex.com.au/megaphones/alan-jones" style="text-decoration: none; color: #000000;">Alan Jones</a>
Home Town: Sydney
</div>
Every time multimillionaire bar owner and restaurateur Justin Hemmes pops up in the media, labels like "playboy", "bar tsar", "nightclub tycoon", or (our personal favourite) "mega-bucks bar magnate" often appear before his name.
"I'm getting too old to be a playboy," Hemmes tells The Power Index during our hour-long interview in his plush office overlooking the Ivy precinct on Sydney's George Street. Next to his conference table sits a flamboyant silver crown given to him by his singer pal Jay Kay after it appeared on the front of a Jamiroquai album.
"I think they are just tags that don't go away. I need to come up with something new." Hemmes pauses to think for a second. "Master magician?" he whispers manically.
Not exactly how you’d expect the head of a $500 million food and drink empire to respond. But Hemmes is a master at waving his expensive wand and conjuring up adult Disneylands for Sydneysiders to play in.
Justin’s parents, John and Merivale Hemmes, started Merivale as a fashion house before moving in to property. Under Justin’s leadership it’s morphed into a property and hospitality powerhouse, with over 30 bars, pubs and restaurants that dominate the social pages of Sin City.
"I don’t think there is anybody else in Australia who controls so many restaurants, and so many restaurants at such a high standard," says The Australian’s restaurant reviewer John Lethlean. "If you accept the premise that restaurant control is a level of power, he has a lot of power."
Hemmes argues that it’s the customers who hold the power: "The hospitality industry is a service industry and we try and serve people what they want," he says. "I don't think you can be powerful if you're a servant, it's a contradiction of terms."
If weight equalled influence, Hemmes would be in trouble. He looks on the younger side of his 40 years thanks to his height and skinny frame. All golden skin, styled hair and expensive smile, he’s the living embodiment of Sydney.
And perhaps Hemmes’ greatest power lies in knowing exactly what Sydney wants. "It's not just food," says Hemmes. "It's the environment where you're eating, it's the style of food, how you're eating, also beverages, music, ambiance, design."
All of his venues subscribe to this vision. There’s Ivy, the Palm Springs-inspired play house where the beautiful people come to be fabulous. There’s est., the three-hatted restaurant that serves up modern Australian food in a contemporary setting. There’s Felix, the classic French bistro with a wall of European wines. The list goes on and on.
"The influence of the Merivale group on Sydney's dining and drinking scene is massive, no doubt about that. They've got the golden touch," says wine writer Max Allen.
But even a Midas touch can bring with it a dark underbelly. In 2009 a female customer alleged that she was raped in the bathroom at the Ivy Pool Club (the accused was acquitted after a trial in March this year). Last year a driver employed by Merivale was caught by police with a bag of cocaine in the company’s Rolls Royce Phantom.
Merivale’s private security company Our Security has been embroiled in several scandals, including an incident last year where a 19-year-old patron was restrained face down on the ground and beaten in the street, before bouncers shoved a security vest into his mouth and took him into the Ivy basement and beat him further. The attack resulted in Hemmes backing a NSW government plan for police to monitor nightclub guards.
With publicity often spelling trouble for Hemmes, perhaps it’s no surprise he is reluctant to give interviews. He clearly squirms when asked about anything vaguely personal or controversial (The Power Index: "How do you regard the way the media reports on you and your business?" Hemmes: "does it matter?"). He later adds: "I'm not one to talk about myself, that's why this is unusual".
All of this may seem odd for a man who has made a motza teaching Sydney to party. And yet as soon as the recorder is switched off and the notepad banished to a bag, Hemmes morphs into the consummate host.
As he tours The Power Index around the Ivy and Establishment complexes, female staffers beam at him and male workers desperately seek to shake his hand. An Irish fan stops us to ask for a photo. Hemmes happily obliges. Sydney's cool set may roll their eyes at Merivale opening a new venue every five minutes, but what other bar owner gets this celebrity treatment?
It’s a slick operation. Merivale has in-house workmen who work 24/7, and Hemmes says his favourite part of his work is brainstorming ideas and executing them. That passion becomes obvious when he bounces around the construction site of new dining addition Mr Wong, which when we visit is frantically being finished so it can open in 10 days.
Hemmes names his least favourite part of his work as dealing with his obsessive-compulsive nature and staff who don’t share his perfectionism. Within a minute of walking into his prohibition era style bar Palmer &amp; Co -- he also claims he hates "themed bars" but this sepia-toned speak easy seems pretty damn kitcsh, right down to the staff in flapper outfits and the live jazz singer -- Hemmes is noting problems.
The biggest: a spotlight at the Charcuterie bar isn’t shining on the merchandise correctly. Hemmes whispers into a manager’s ear and staff move frantically.
Once Hemmes has a margarita in hand, his manner softens. He’ s quick to whip out his iPhone to show The Power Index videos of his dog and photos of his silkie chickens (two of whom are named White Russian and Black Russian, of course) that live in his tennis court turned chicken coop.
He goes on to talk about swimming with whales outside his beach house and the time he went diving with great white sharks. He also speaks fondly of his parents and shares his hopes to home school his hypothetical future children. He names Alan Jones as a close mentor, branding the broadcasting trailblazer "the most incredible man I know".
Two hours, three margaritas, one corned beef sandwich and a trip to the airport care of Hemmes' personal driver later (no bags of cocaine spotted), it was official: The Power Index had been Hemmes-ed.
 
This article originally appeared on <a href="https://www.thepowerindex.com.au/" target="_blank">The Power Index.</a>
 
For more on Sydney's present and future, download our free eBook <a href="https://www.propertyobserver.com.au/ebooks/free-ebook-sydney-embracing-the-world-of-tomorrow" target="_blank">Sydney: Embracing the World of Tomorrow</a>
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Bar tsar Justin Hemmes dreaming up Sydney's sexiest food and drink spots

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Just the six reported property sales at more than $2 million this week, according to RP Data, with <a href="https://www.propertyobserver.com.au/new-south-wales/paddington-bears-the-mantle-of-sydney-s-weekend-top-auction-seller/2012080555868">a four-bedroom $3.25 million Paddington property taking the top spot</a>.
Second place was claimed by a Hawthorn house, Warwoona, set on the top of Scotch Hill with 1,133-square-metre gardens. The house's provenance includes both 1890s and 1920s origins.
{yoogallery src=[images/stories/2012/08/aug8edward]}
In third place was a two-bedroom house in the Melbourne suburb of Kew (pictured above). The Edward Street house was the single-level house designed in the 1960s for Nobel Prize-winning virologist Sir Macfarlane "Mac" Burnet.
It was described by Jellis Craig selling agent Chloe Quinn as "beautifully modernised," but it is likely to be demolished.
Jellis Craig director Alastair Craig says the property was bought for its land, attracting keen offers from three bidders.
The 600-square-metre holding within the Sackville estate set a land value record when last sold 14 years ago. Property Observer understands it last sold in 1998 for $560,000.
The weekend price represented about $3,666 a square metre, which Craig speculates could be a new record.
Burnet was awarded the Nobel Prize for medicine in 1960 for his work concering immune response. He was a founding member of the Australian Academy of Science and was its president from 1965 to 1969.  
Three of the top 10 sales this week were in New South Wales, with Victoria accounting for four and one each in the ACT, Northern Territory and South Australia.
1. <a href="https://www.myrp.com.au/n/52-gordon-street-paddington-nsw-2021/myrp-490?propertyId=5267229">52 Gordon Street, Paddington, NSW, 2021</a>, four-bedroom house, sold at auction on August 4 by McGrath Estate Agents for $3.25 million
2. <a target="_blank" href="https://www.myrp.com.au/n/9-wellesley-road-hawthorn-vic-3122/myrp-490?propertyId=11196387">9 Wellesley Road, Hawthorn, VIC, 3122 </a>four-bedroom house sold at auction on August 4 by Marshall White for $2.51 million
3. <a href="https://www.myrp.com.au/n/13-edward-street-kew-vic-3101/myrp-490?propertyId=11351411">13 Edward Street, Kew, VIC, 3101</a>, two-bedroom house, sold at auction on August 4 by Jellis Craig for $2.2 million
4. 187 O'Sullivan Road, Bellevue Hill, NSW, 2023, four-bedroom house, sold at auction on July 31 by Di Jones Real Estate for $2.2 million
5. <a href="https://www.myrp.com.au/n/2-nicholson-street-hawthorn-east-vic-3123/myrp-490?propertyId=11200840">2 Nicholson Street, Hawthorn East, VIC, 3123</a>, three-bedroom house, sold at auction on August 4 by Kay &amp; Burton Hawthorn for $2.125 million
6. <a href="https://www.myrp.com.au/n/18-clive-road-hawthorn-east-vic-3123/myrp-490?propertyId=11198808">18 Clive Road, Hawthorn East, VIC, 3123</a>, three-bedroom house, sold at auction on August 4 by Kay &amp; Burton Hawthorn for $2.005 million
7. <a href="https://www.myrp.com.au/n/13-scarborough-street-red-hill-act-2603/myrp-490?propertyId=1136695">13 Scarborough Street, Red Hill, ACT, 2603</a>, six-bedroom house, sold at auction on August 4 by McGrath Estate Agents for $1.88 million
8. <a href="https://www.myrp.com.au/n/5-cooper-street-double-bay-nsw-2028/myrp-490?propertyId=2116903">5 Cooper Street, Double Bay, NSW, 2028</a>, three-bedroom house, sold at auction on July 31 by Bradfield Cleary Real Estate for $1.82 million
9. <a href="https://www.myrp.com.au/n/13-conigrave-street-fannie-bay-nt-0820/myrp-490?propertyId=1198802">13 Conigrave Street, Fannie Bay, NT, 820</a>, four-bedroom house, sold prior to auction on August 4 by Colliers International Darwin for $1.82 million
10. <a href="https://www.myrp.com.au/n/47-third-avenue-saint-peters-sa-5069/myrp-490?propertyId=10444537">47 Third Avenue, St Peters, SA, 5069</a>, four-bedroom house, sold at auction on August 4 by Toop &amp; Toop Norwood for $1.765 million
 
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Kew 1960s Macfarlane Burnet home set for demolition after $2.2 million weekend auction

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House and land prices in the Queensland mining town of Gladstone have risen steadily in the past decade, according to a report by PRDnationwide.
However, the volume of sales in the oft-touted investment hotspot fell significantly between March 2007 and March 2008 and have yet to return to their pre-GFC peak. These trends were apparent in both the region and city of Gladstone. 
“The lack of affordable house and land is driving sales volumes back down, exacerbated by unprecedented rental growth which continues to inflate values accordingly,” says PRDnationwide Queensland analyst Robert Matta.
Click to enlarge
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The previous chart refers to the entire Gladstone area, whereas the following chart relates Gladstone City specifically.
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Gladstone house and land prices rising, but sales volumes below pre-GFC peak: PRDnationwide

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Median rents in the Queensland mining town of Gladstone have increased an average of 62% in the past two years, according to PRDnationwide.
The greatest rental increase was for four-bedroom houses, where the median rent rose 86% from $350 to $650. The smallest increase was 42% for three-bedroom houses, where the median rent rose from $285 to $490. 
<img src="/images/stories/2012/08/prdaug74.gif">
For more, download our free eBook <a href="http://propertyobserver.com.au/ebooks/free-ebook-property-investing-in-queenslands-resources-boom" target="_blank">Residential Property Investment Amid Queensland's Resources Boom.</a>
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Median Gladstone rents increased an average of 62% in past two years: PRDnationwide

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The Darwin suburb of Nightcliff is the most crowded in the Northern Territory, according to RP Data. It has a population of 3,655 in an area the size of 1.45 square kilometres for a density of 2,519 people per square kilometre.
However, this is positively empty when compared with the 20,165 people per square kilometre in <a target="_blank" href="https://www.propertyobserver.com.au/demographics/sydney-dominates-top-20-most-crowded-suburb-list-with-elizabeth-bay-first-and-southbank-the-only-melbourne-entry-tim-lawless/2012070255369">Australia's most crowded suburb, Sydney's Elizabeth Bay. </a>
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Nightcliff Darwin's most crowded suburb: RP Data

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Vendors on the Gold Coast are forced to offer average discounts of 10.9% off their original price hopes to secure sales, according to APM's latest "chill chart".
This is down from a peak average discount of 14.5% in August 2011 but considerable above the recent low or 6.9% in April 2010, according to Australian Property Monitors analyst Clinton McNabb. 
<img src="/images/stories/2012/07/apmjuly62.jpg">
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Gold Coast residential property discounting now at 10.9%, a 16-month low: APM 'chill chart'

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Buyers are most keen on low-rise development close to capital city CBDs, according to the June NAB Residential Property Survey.
This was the only sector of the property market where demand was "good" (as opposed to "fair") in June.
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Buyer demand strongest for low-rise inner-city apartments: NAB Residential Property Survey

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The strongest capital growth prospects for the next 12 months are for houses under $250,000, according to the latest NAB Residential Property Survey.
Capital growth is expected to be "good" for property under $500,000 and under $250,000, according to the survey of 300 property market participants. The higher the property price, the lower the expected capital growth, according to those who participated in the survey.
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Best capital growth prospects expected for houses under $250,000: NAB Residential Property Survey

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10/4 Loftus Street, Ashfield, NSW 2131
<img src="/images/stories/2012/07/loftus.jpg">
The tenants of this two-bedroom unit are paying $405 per week and are on a lease until December this year. The property includes a lock-up garage and an internal laundry and is within walking distance of Ashfield shops, transport and parklands. 
LJ Hooker agent Michael Garcia<a target="_blank" href="https://www.ljhooker.com.au/JN5F8B"> is marketing the property</a> with price hopes of $430,000 plus, and if it sells for that price that would secure an investor a gross rental yield of 4.9% at its current rent, just above the gross rental yield for Ashfield units of 4.5%, 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. Strata fees are about $661 per quarter, council rates about $227 per quarter and water is about $157 per quarter.
The median unit price in Ashfield rose 3.7% in the past year and 41.7% in the past five years, according to RP Data.
<a href="https://calc.washingtonbrown.com.au/wbdcalculator/calculator.aspx?RID=HPCAZOPTTT" target="_blank">Washington Brown</a> estimates the first-year tax depreciation deduction to be $3,000 and over five years to be $7,000.
The property will be open for inspection Saturday, July 21 at 11am and will go to auction Saturday, August 11 at 11.15am.
For more information about prices and yields in Ashfield, see the RP Data suburb page.
For another investment prospect open for inspection this weekend, see page 2.
<hr>
27 Collett Street, Kensington, VIC, 3031 
<img src="/images/stories/2012/07/collett.jpg" width="470">
This two-bedroom Victorian cottage is currently tenanted at $400 per week until September, and Barry Plant listing agent Eugene Louey says comparable properties in the area rent for $450 per week. The property has high ceilings, open fireplaces and a rear courtyard or car park with right-of-way access. It is within walking distance of Racecourse Road, shops and cafes.
Louey<a href="https://www.barryplant.com.au/property.cfm?propertyID=2086437&amp;realestate=27_Collett_Street_KENSINGTON_VIC_3031&amp;menuItemID=41762" target="_blank"> is marketing the property</a> with price hopes of $540,000 plus, and if it sells for $540,000 that would secure an investor a gross rental yield of 3.8% at its current rent. If it were rented for $450 a week, that would mean a yield of 4.3%, above the indicative gross rental yield of 3.62% for Kensington 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.
The median house price in Kensington fell 2% in the past year but rose 49% in the past five years, according to RP Data.
<a href="https://calc.washingtonbrown.com.au/wbdcalculator/calculator.aspx?RID=HPCAZOPTTT" target="_blank">Washington Brown</a> estimates the first-year tax depreciation deduction to be $7,000 and over five years to be $25,000.
The property will go to auction Saturday, July 21 at 11.30am.
For more about prices and yields in Kensington, see the RP Data suburb page.
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Friday form guide: Yields of up to 4.9% in Ashfield

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.

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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."

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Developers are already positioning themselves ahead of that window.

Following the success of Monarch at Toowong, Consolidated Properties is preparing to launch two new Brisbane apartment projects in the second half of 2026. They include <a href="https://www.apartments.com.au/new-apartments/gloriette-30-bedivere-street-yeerongpilly-qld-4105">Gloriette</a> at Yeerongpilly Green, a 25-storey tower within one of Brisbane's key Olympic precincts, and <a href="https://www.apartments.com.au/new-apartments/castile-47-skyring-terrace-newstead-qld-4006">Castile</a>, a recently approved 25-storey riverfront development at 47 Skyring Terrace in Newstead.

Hutchinson Builders will deliver both projects, with early works already underway at Yeerongpilly and Newstead expected to commence later this year.

The timing comes as Brisbane's fundamentals continue to strengthen, with strong interstate migration, population growth and vacancy rates remaining below 1.5 per cent.

Colliers Queensland researcher Pragya Sharma said Greater Brisbane is forecast to require around 40,000 new apartments between 2021 and 2031.

"There's a real mismatch emerging between when housing is needed and when it will be feasible to build," Sharma said.

"As a result, the period leading up to 2027 presents a key window of opportunity for developers to secure approvals, funding and construction capacity, while buyers will have greater choice before supply constraints intensify."

Colliers research outlines a critical pre-2027 window to start residential projects before labour squeeze: now is the time to buy

Developers, buyers on watch in South East Queensland ahead of construction crunch: Colliers

It's taken less than nine months for developer Sherpa Property Group to sell out all 51 apartments in its <a href="https://www.apartments.com.au/new-apartments/flourish-oasis-palm-beach-7-9-sixth-avenue-palm-beach-qld-4221">Flourish Oasis</a> development in <a href="https://www.apartments.com.au/developments/palm-beach-qld-4221">Palm Beach</a>, over a year before its anticipated completion.

&nbsp;

Located at 7-9 Sixth Avenue, the $67 million development has resonated strongly with both local owner-occupiers and downsizers seeking high-quality apartments within walking distance of the beach, dining precincts and everyday amenities.

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Christie Leet, Founder of <a href="https://www.apartments.com.au/developers/sherpa-property-group">Sherpa Group</a>, said the sell-out reflected both the strength of the Palm Beach market and the success of Sherpa's community-first approach to development.

"The sell-out of Oasis is a fantastic outcome and reinforces the strong demand we're seeing for thoughtfully designed apartments in lifestyle locations," Leet said.

"From the outset, our vision was to create a development that genuinely enhanced the Palm Beach community while providing residents with exceptional homes and wellness-focused amenities.

"We've been incredibly encouraged by the level of local support throughout the campaign, 72.5 per cent of buyers are locals, with a significant proportion of purchasers choosing Oasis as their future home rather than an investment."

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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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Cassidy Knowlton

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