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The Beechworth Gaol governor's house, built in 1864 and first inhabited by John Buckley Castieau, most famous as the government representative at the hanging of Ned Kelly, is up for sale
The house was built using prison labour and granite from the onsite quarry behind the Beechworth Gaol. Castieau lived at the 1,374-square-metre property until 1869, when he left Beechworth to become governor of Pentridge Prison in Melbourne. Interestingly, Ned Kelly spent two months in Beechworth Gaol in 1869 on remand on a charge of being an accomplice of Harry Power.
Kelly spent two more stints in Beechworth Gaol in the three years following, a few months in 1870 for assault and lewd behaviour, and an 18-month term beginning in 1871 for receiving a stolen mare. The 18 months was part of a three-year sentence, and Kelly was transferred to Pentridge, then under the governorship of Castieau, for the remainder. 
During Castieau's tenure between 1856 and 1869, Beechworth Gaol was known as “Castieau’s Castle”. He met his wife, Polly, in 1858 at a church bazaar, and the couple lived in the Beechworth property with the first of their 10 children once it was built.
Castieau was the goverment representative at Kelly's hanging on November 11, 1880 as he was governor of Old Melbourne Gaol by then.
Subsequent governors lived in the property before a home was built inside the gaol itself. Beechworth Gaol was closed in 2004, and the property has been vacant since the gaol's closure. 
In the 1940s the property was divided into three separate homes, and they can be bought together or separately. It is being marketed by LJ Hooker agent Dean Lupson in conjunction with Hodges Real Estate agent Andrew Boyce, who have $747,500 hopes for the property as a whole, or between $235,000 and $285,000 for each house individually.
The elegant <a target="_blank" href="https://www.propertyobserver.com.au/victoria/elegant-1800s-east-melbourne-art-gallery-terrace-with-rich-history-and-ned-kelly-connection-listed/2012041854335">East Melbourne terrace that was home to Robert Ramsay</a>, the chief secretary who authorised the trainload of police who went to Glenrowan in 1880 after Ned Kelly, is also on the market. 
 
 
 
 
 
 
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Ned Kelly hanging witness and Beechworth Gaol governor John Castieau's 1864 home on the market

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Founder(s): Stuart Berens, Amy Berens  Revenue: $4.35 million Started: 2007 Head Office: Victoria Employees: 6 Website: <a title="www.youpack.com.au" href="https://www.startupsmart.com.au/weblink?cid=5811&amp;fid=36&amp;ord=1">www.youpack.com.au</a>
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Moving house, we are often told, is one of the most stressful things that you will do in your lifetime. 
Stuart and Amy Berens saw the whole process of moving possessions, especially interstate, was causing undue anxiety to people, so went about remodelling the traditional proposition. 
You Pack Removals delivers a container to clients, allowing them to pack up as they see fit. The business then moves the container to the new location and gives you 12 days in which to unload it before it is picked up again. 
This seemingly simple change was a little confusing to some people but the concept has gained traction and You Pack Removals is now generating healthy revenue. 
Stuart Berens said: “I identified a niche in the market place and that there was a need for a non-conventional removalist to give people another option in the removals market.” 
“Offering a self-pack option would also stop people getting ripped off with extremely high removal costs.” 
“As self-pack removals was a new concept there was no business model to compare to. Every concept, idea and process was brand new which meant some trial and error to put a complete end-to-end solution together.” 
“I had to draw on my previous transport experience and knowledge to help with starting up the business.”
This article originally appeared on <a href="https://www.startupsmart.com.au/" target="_blank">StartupSmart</a>.
 
 
 
 
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StartupSmart Awards 2012: You Pack Removals

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The property at 99 Windsor Crescent (pictured below), in the Melbourne suburb of Mont Albert, drew a big crowd at its weekend auction, with the vendor securing a strong result.
<img src="/images/stories/windsorcres.jpg">
It was one of the properties featured on website <a target="_blank" href="https://www.propertytycoon.com.au/">www.propertytycoon.com.au</a>, where punters can guess auction results in Melbourne and Sydney, with no outlay. It's mostly about testing your market knowledge with a small cash prize as a sweetener.
“In Melbourne a big crowd turned out to watch the auction of 99 Windsor Crescent, Mont Albert, and it was clear from the very beginning that the opening bidder wanted the property,” says Mark Armstrong of Property Tycoon.
“She stuck with the auction from start to finish before securing the property for $1.46 million, more than $100,000 over the average tip.”
But it was a different story for the Sydney property featured on Property Observer, 77 Annandale Street, Annandale (pictured below).
<img src="/images/stories/annandalest.jpg">
The property sold for just above its price quote, says Armstrong.
“The property was purchased in 2007 for $870,000 and has had a major renovation.”
 
 
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Melbourne auction tipping competition property fetches high price at auction, but Sydney fails to deliver significant competition

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Founder(s): Larissa Robertson Revenue: $1.76 million Started: 2009 Head Office: New South Wales Employees: 35 Industry: Property and business services Website: <a href="https://www.startupsmart.com.au/weblink?cid=5824&amp;fid=36&amp;ord=1" title="www.trimandproper.com.au">www.trimandproper.com.au</a>
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<img style="float: left; margin: 5px;" src="/images/stories/larissa.gif">
There's nothing especially glamorous or high-tech about Trim and Proper Property Services. They provide gardening and handyman services to private and government clients such as Housing NSW. 
But behind the steady buzz of lawnmowers and the fixing of leaky taps is a remarkable story about one woman's vision and belief, and the capacity of work to empower and change people's lives. 
Many of the people employed by Trim and Proper Property Services have grown up in family and community environments blighted by entrenched and generational unemployment. In extreme cases this can involve three generations of unemployed people in a family. 
When 31-year-old Larissa Robertson took the first big steps in 2009 to start Spectrum Community Focus - the parent company of Trim and Proper - she knew it was not going to be easy. 
While many business experts caution against letting emotion get in the way of commercial judgement, Robertson saw a proposition in which good business could also mean good community outcomes.
“I couldn't sit by and watch hundreds of people lose their jobs because of bad management, so I decided to take a huge gamble and save as many jobs as I could,” Robertson says, recounting her thinking behind starting the business. 
"Many of the people we employ, initially have had no work experience.” 
Trim and Proper Property Services is a business unit of Spectrum Community Focus Ltd, established in 2009 after founding director and chief executive Robertson bought out the failing not-for profit Spectrum Employment Services Cooperative Limited, which was in liquidation. 
Robertson set out to continue the mission of SES to alleviate poverty through employment and, in doing so, also saved over 180 jobs by purchasing the assets of SES and establishing SCO Recruitment and Trim and Proper Property Services. 
Robertson combined dogged resolve and business acumen to salvage the remains of the failed enterprise and put the new enterprise on a solid commercial footing. Today, Trim and Proper employs 35 full-time staff and had $1.76 million revenue last financial year.
One of the main purposes of Trim and Proper is to act an employment incubator, a place where people can develop work skills and habits to help make them more employable.
"This area of the community is greatly in need of assistance, though it is often overlooked by the wider community and other charities," Robertson says.
This article originally appeared on <a target="_blank" href="https://www.startupsmart.com.au/">StartupSmart</a>.
 
 
 
 
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StartupSmart Awards 2012: Trim and Proper Property Services

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The 10 suburbs where house prices fell the most during the past year are Williamstown, Beaumaris, Flemington, Windsor, Balwyn North, Tullamarine, Moonee Ponds, Brunswick East, Brighton and Prahran, according to the Real Estate Institute of Victoria.
The 10 suburbs where unit prices fell the most during the March quarter are Fitzroy, South Melbourne, Flemington, Windsor, Heidelberg Heights, Richmond, St Albans, West Footscray, Mornington, Caulfield North.
The 10 suburbs where unit prices rose the most during the past year are Canterbury, Maidstone, Black Rock, Bentleigh East, West Melbourne, Abbotsford, Bentleigh, Malvern, Caulfield South and Malvern East.
The 10 suburbs where unit prices rose the most during the March quarter are Blackburn, Balwyn, Donvale, Mount Eliza, Bentleigh, Greensborough, Malvern, Brighton, Niddrie and Kensington.
The REIV suggests more than 30 sales are necessary in order to get an informed view of the suburb's median house price, but even with that number there will be distortions in quarterly median prices given the composition of sales during the period.
 
<table width="362" cellpadding="0" cellspacing="0" border="0">
<colgroup>
<col width="159">
<col width="69">
<col width="84">
<col width="50">
</colgroup>
<tbody>
<tr height="39">
<td width="159" height="39"></td>
<td width="69">Mar-12 Median</td>
<td width="84">Quarterly Change</td>
<td width="50">Annual Change</td>
</tr>
<tr height="17">
<td height="17">ABBOTSFORD*</td>
<td>$665,000</td>
<td>11.4%</td>
<td>27.9%</td>
</tr>
<tr height="17">
<td height="17">AIRPORT WEST*</td>
<td>$443,000</td>
<td>-0.7%</td>
<td>-10.0%</td>
</tr>
<tr height="17">
<td height="17">ALTONA NORTH*</td>
<td>$480,000</td>
<td>4.3%</td>
<td>-12.7%</td>
</tr>
<tr height="17">
<td height="17">ALTONA*</td>
<td>$400,000</td>
<td>-8.0%</td>
<td>-12.9%</td>
</tr>
<tr height="17">
<td height="17">ARMADALE*</td>
<td>$592,000</td>
<td>-0.8%</td>
<td>11.1%</td>
</tr>
<tr height="17">
<td height="17">ASCOT VALE*</td>
<td>$435,000</td>
<td>-1.7%</td>
<td>-11.7%</td>
</tr>
<tr height="17">
<td height="17">ASPENDALE*</td>
<td>$595,000</td>
<td>12.1%</td>
<td></td>
</tr>
<tr height="17">
<td height="17">AVONDALE HEIGHTS*</td>
<td>$448,250</td>
<td></td>
<td></td>
</tr>
<tr height="17">
<td height="17">BALWYN NORTH*</td>
<td>$675,000</td>
<td></td>
<td>-22.4%</td>
</tr>
<tr height="17">
<td height="17">BALWYN*</td>
<td>$743,000</td>
<td>22.3%</td>
<td>2.8%</td>
</tr>
<tr height="17">
<td height="17">BAYSWATER NORTH*</td>
<td>$312,500</td>
<td>-2.6%</td>
<td>-9.9%</td>
</tr>
<tr height="17">
<td height="17">BAYSWATER*</td>
<td>$390,000</td>
<td>9.9%</td>
<td>1.3%</td>
</tr>
<tr height="17">
<td height="17">BEAUMARIS*</td>
<td>$678,000</td>
<td>0.9%</td>
<td>-30.3%</td>
</tr>
<tr height="17">
<td height="17">BENTLEIGH EAST*</td>
<td>$673,500</td>
<td>-3.8%</td>
<td>21.4%</td>
</tr>
<tr height="17">
<td height="17">BENTLEIGH*</td>
<td>$671,250</td>
<td>23.6%</td>
<td>29.1%</td>
</tr>
<tr height="17">
<td height="17">BLACK ROCK*</td>
<td>$739,000</td>
<td>7.9%</td>
<td>21.1%</td>
</tr>
<tr height="17">
<td height="17">BLACKBURN SOUTH*</td>
<td>$569,000</td>
<td></td>
<td></td>
</tr>
<tr height="17">
<td height="17">BLACKBURN*</td>
<td>$632,000</td>
<td>20.8%</td>
<td>13.7%</td>
</tr>
<tr height="17">
<td height="17">BONBEACH*</td>
<td>$355,000</td>
<td>-9.0%</td>
<td>-7.9%</td>
</tr>
<tr height="17">
<td height="17">BORONIA</td>
<td>$362,000</td>
<td>2.0%</td>
<td>-0.5%</td>
</tr>
<tr height="17">
<td height="17">BOX HILL NORTH*</td>
<td>$525,000</td>
<td>5.0%</td>
<td>-5.1%</td>
</tr>
<tr height="17">
<td height="17">BOX HILL SOUTH*</td>
<td>$564,750</td>
<td>9.2%</td>
<td></td>
</tr>
<tr height="17">
<td height="17">BOX HILL*</td>
<td>$409,400</td>
<td>3.2%</td>
<td>-7.5%</td>
</tr>
<tr height="17">
<td height="17">BRIGHTON</td>
<td>$876,000</td>
<td>30.7%</td>
<td>-18.5%</td>
</tr>
<tr height="17">
<td height="17">BRIGHTON EAST*</td>
<td>$767,000</td>
<td>-5.9%</td>
<td>12.4%</td>
</tr>
<tr height="17">
<td height="17">BRUNSWICK</td>
<td>$438,250</td>
<td>10.3%</td>
<td>-2.6%</td>
</tr>
<tr height="17">
<td height="17">BRUNSWICK EAST</td>
<td>$399,000</td>
<td>-3.9%</td>
<td>-18.6%</td>
</tr>
<tr height="17">
<td height="17">BRUNSWICK WEST</td>
<td>$395,000</td>
<td>1.3%</td>
<td>12.9%</td>
</tr>
<tr height="17">
<td height="17">BUNDOORA*</td>
<td>$378,000</td>
<td>11.7%</td>
<td>7.2%</td>
</tr>
<tr height="17">
<td height="17">CAMBERWELL</td>
<td>$600,000</td>
<td>-11.8%</td>
<td>-7.7%</td>
</tr>
<tr height="17">
<td height="17">CANTERBURY*</td>
<td>$750,000</td>
<td>12.8%</td>
<td>20.0%</td>
</tr>
<tr height="17">
<td height="17">CARLTON</td>
<td>$275,000</td>
<td>-11.3%</td>
<td>-10.6%</td>
</tr>
<tr height="17">
<td height="17">CARNEGIE</td>
<td>$430,000</td>
<td>-4.4%</td>
<td>-4.9%</td>
</tr>
<tr height="17">
<td height="17">CARRUM*</td>
<td>$409,500</td>
<td>8.5%</td>
<td>-3.6%</td>
</tr>
<tr height="17">
<td height="17">CAULFIELD NORTH*</td>
<td>$473,500</td>
<td>-14.3%</td>
<td>-2.7%</td>
</tr>
<tr height="17">
<td height="17">CAULFIELD SOUTH*</td>
<td>$751,000</td>
<td>1.7%</td>
<td>39.1%</td>
</tr>
<tr height="17">
<td height="17">CAULFIELD*</td>
<td>$515,850</td>
<td></td>
<td>-1.7%</td>
</tr>
<tr height="17">
<td height="17">CHADSTONE*</td>
<td>$470,000</td>
<td>-8.2%</td>
<td>-14.5%</td>
</tr>
<tr height="17">
<td height="17">CHELSEA*</td>
<td>$415,000</td>
<td>19.4%</td>
<td>5.1%</td>
</tr>
<tr height="17">
<td height="17">CHELTENHAM</td>
<td>$462,750</td>
<td>5.5%</td>
<td>-1.0%</td>
</tr>
<tr height="17">
<td height="17">CLAYTON SOUTH*</td>
<td>$435,500</td>
<td>42.7%</td>
<td></td>
</tr>
<tr height="17">
<td height="17">CLAYTON*</td>
<td>$435,000</td>
<td>13.7%</td>
<td>-5.4%</td>
</tr>
<tr height="17">
<td height="17">COBURG*</td>
<td>$451,000</td>
<td>-8.9%</td>
<td>1.1%</td>
</tr>
<tr height="17">
<td height="17">CRAIGIEBURN*</td>
<td>$335,000</td>
<td></td>
<td></td>
</tr>
<tr height="17">
<td height="17">CROYDON</td>
<td>$363,500</td>
<td>1.0%</td>
<td>-1.2%</td>
</tr>
<tr height="17">
<td height="17">DANDENONG NORTH*</td>
<td>$332,250</td>
<td></td>
<td>-3.4%</td>
</tr>
<tr height="17">
<td height="17">DANDENONG*</td>
<td>$300,000</td>
<td>-3.8%</td>
<td>-10.4%</td>
</tr>
<tr height="17">
<td height="17">DEER PARK*</td>
<td>$342,000</td>
<td></td>
<td></td>
</tr>
<tr height="17">
<td height="17">DOCKLANDS</td>
<td>$645,000</td>
<td>-9.3%</td>
<td>-8.5%</td>
</tr>
<tr height="17">
<td height="17">DONCASTER EAST</td>
<td>$600,000</td>
<td>9.3%</td>
<td>16.1%</td>
</tr>
<tr height="17">
<td height="17">DONCASTER*</td>
<td>$532,500</td>
<td>-11.8%</td>
<td>-0.5%</td>
</tr>
<tr height="17">
<td height="17">DONVALE*</td>
<td>$542,510</td>
<td>22.9%</td>
<td>-4.4%</td>
</tr>
<tr height="17">
<td height="17">EAST MELBOURNE*</td>
<td>$445,500</td>
<td>-5.0%</td>
<td>-12.6%</td>
</tr>
<tr height="17">
<td height="17">ELSTERNWICK*</td>
<td>$520,000</td>
<td>7.9%</td>
<td>7.7%</td>
</tr>
<tr height="17">
<td height="17">ELTHAM*</td>
<td>$440,000</td>
<td>-8.3%</td>
<td>-5.4%</td>
</tr>
<tr height="17">
<td height="17">ELWOOD</td>
<td>$531,500</td>
<td>3.2%</td>
<td>-5.9%</td>
</tr>
<tr height="17">
<td height="17">EPPING*</td>
<td>$300,000</td>
<td>-3.6%</td>
<td>-15.5%</td>
</tr>
<tr height="17">
<td height="17">ESSENDON</td>
<td>$464,000</td>
<td>3.1%</td>
<td>10.6%</td>
</tr>
<tr height="17">
<td height="17">FAIRFIELD*</td>
<td>$405,000</td>
<td>-8.0%</td>
<td>8.2%</td>
</tr>
<tr height="17">
<td height="17">FERNTREE GULLY*</td>
<td>$378,000</td>
<td>-8.4%</td>
<td>3.9%</td>
</tr>
<tr height="17">
<td height="17">FITZROY*</td>
<td>$532,500</td>
<td>-25.0%</td>
<td>-4.8%</td>
</tr>
<tr height="17">
<td height="17">FLEMINGTON*</td>
<td>$308,000</td>
<td>-21.5%</td>
<td>-30.0%</td>
</tr>
<tr height="17">
<td height="17">FOOTSCRAY</td>
<td>$342,500</td>
<td>8.4%</td>
<td>-15.4%</td>
</tr>
<tr height="17">
<td height="17">FOREST HILL*</td>
<td>$419,000</td>
<td></td>
<td></td>
</tr>
<tr height="17">
<td height="17">GLEN HUNTLY*</td>
<td>$561,000</td>
<td>16.9%</td>
<td>18.1%</td>
</tr>
<tr height="17">
<td height="17">GLEN WAVERLEY*</td>
<td>$563,800</td>
<td>9.5%</td>
<td>-10.5%</td>
</tr>
<tr height="17">
<td height="17">GREENSBOROUGH*</td>
<td>$457,500</td>
<td>26.4%</td>
<td>4.5%</td>
</tr>
<tr height="17">
<td height="17">HAMPTON</td>
<td>$700,000</td>
<td>16.9%</td>
<td>9.4%</td>
</tr>
<tr height="17">
<td height="17">HAWTHORN</td>
<td>$490,000</td>
<td>5.6%</td>
<td>-3.9%</td>
</tr>
<tr height="17">
<td height="17">HAWTHORN EAST*</td>
<td>$541,550</td>
<td>-10.2%</td>
<td>3.0%</td>
</tr>
<tr height="17">
<td height="17">HEIDELBERG HEIGHTS*</td>
<td>$406,000</td>
<td>-18.1%</td>
<td>-8.8%</td>
</tr>
<tr height="17">
<td height="17">HIGHETT*</td>
<td>$460,000</td>
<td>-7.8%</td>
<td>-12.0%</td>
</tr>
<tr height="17">
<td height="17">HILLSIDE*</td>
<td>$330,000</td>
<td></td>
<td>-7.6%</td>
</tr>
<tr height="17">
<td height="17">HUGHESDALE*</td>
<td>$470,000</td>
<td>-1.1%</td>
<td>-7.8%</td>
</tr>
<tr height="17">
<td height="17">IVANHOE*</td>
<td>$551,000</td>
<td>-3.3%</td>
<td>-10.7%</td>
</tr>
<tr height="17">
<td height="17">KEILOR EAST*</td>
<td>$535,500</td>
<td>2.0%</td>
<td>-17.6%</td>
</tr>
<tr height="17">
<td height="17">KENSINGTON</td>
<td>$527,000</td>
<td>35.1%</td>
<td>16.7%</td>
</tr>
<tr height="17">
<td height="17">KEW</td>
<td>$609,750</td>
<td>8.2%</td>
<td>8.9%</td>
</tr>
<tr height="17">
<td height="17">LANGWARRIN*</td>
<td>$310,000</td>
<td>1.6%</td>
<td>-4.6%</td>
</tr>
<tr height="17">
<td height="17">MACLEOD*</td>
<td>$437,500</td>
<td></td>
<td></td>
</tr>
<tr height="17">
<td height="17">MAIDSTONE*</td>
<td>$503,500</td>
<td>8.9%</td>
<td>20.6%</td>
</tr>
<tr height="17">
<td height="17">MALVERN EAST*</td>
<td>$655,000</td>
<td>6.0%</td>
<td>74.7%</td>
</tr>
<tr height="17">
<td height="17">MALVERN*</td>
<td>$678,500</td>
<td>30.4%</td>
<td>37.1%</td>
</tr>
<tr height="17">
<td height="17">MARIBYRNONG*</td>
<td>$460,000</td>
<td>3.7%</td>
<td>6.7%</td>
</tr>
<tr height="17">
<td height="17">MELBOURNE</td>
<td>$420,000</td>
<td>-3.0%</td>
<td>-7.7%</td>
</tr>
<tr height="17">
<td height="17">MENTONE</td>
<td>$480,000</td>
<td>3.2%</td>
<td>2.2%</td>
</tr>
<tr height="17">
<td height="17">MILL PARK*</td>
<td>$312,500</td>
<td></td>
<td>-12.0%</td>
</tr>
<tr height="17">
<td height="17">MITCHAM*</td>
<td>$461,000</td>
<td>1.3%</td>
<td>-8.6%</td>
</tr>
<tr height="17">
<td height="17">MONTMORENCY*</td>
<td>$429,000</td>
<td></td>
<td>-15.5%</td>
</tr>
<tr height="17">
<td height="17">MOONEE PONDS*</td>
<td>$439,000</td>
<td>-2.6%</td>
<td>-19.4%</td>
</tr>
<tr height="17">
<td height="17">MOORABBIN*</td>
<td>$492,500</td>
<td>11.4%</td>
<td>2.0%</td>
</tr>
<tr height="17">
<td height="17">MORDIALLOC*</td>
<td>$470,500</td>
<td>-0.9%</td>
<td>4.6%</td>
</tr>
<tr height="17">
<td height="17">MORNINGTON</td>
<td>$387,500</td>
<td>-15.3%</td>
<td>-2.3%</td>
</tr>
<tr height="17">
<td height="17">MOUNT ELIZA*</td>
<td>$392,500</td>
<td>23.1%</td>
<td></td>
</tr>
<tr height="17">
<td height="17">MOUNT MARTHA*</td>
<td>$410,500</td>
<td></td>
<td>-16.2%</td>
</tr>
<tr height="17">
<td height="17">MOUNT WAVERLEY</td>
<td>$558,750</td>
<td>-6.0%</td>
<td>-12.8%</td>
</tr>
<tr height="17">
<td height="17">MULGRAVE*</td>
<td>$402,000</td>
<td></td>
<td></td>
</tr>
<tr height="17">
<td height="17">MURRUMBEENA*</td>
<td>$570,000</td>
<td>9.6%</td>
<td>4.9%</td>
</tr>
<tr height="17">
<td height="17">NEWPORT*</td>
<td>$514,000</td>
<td>-7.5%</td>
<td>-10.0%</td>
</tr>
<tr height="17">
<td height="17">NIDDRIE*</td>
<td>$685,000</td>
<td>34.3%</td>
<td></td>
</tr>
<tr height="17">
<td height="17">NOBLE PARK</td>
<td>$284,950</td>
<td>-3.8%</td>
<td>-7.3%</td>
</tr>
<tr height="17">
<td height="17">NORTH MELBOURNE</td>
<td>$485,500</td>
<td>-1.9%</td>
<td>9.3%</td>
</tr>
<tr height="17">
<td height="17">NORTHCOTE*</td>
<td>$515,000</td>
<td>4.1%</td>
<td>-8.8%</td>
</tr>
<tr height="17">
<td height="17">OAK PARK*</td>
<td>$425,000</td>
<td></td>
<td>-5.3%</td>
</tr>
<tr height="17">
<td height="17">OAKLEIGH EAST*</td>
<td>$521,559</td>
<td></td>
<td>-5.0%</td>
</tr>
<tr height="17">
<td height="17">OAKLEIGH SOUTH*</td>
<td>$460,000</td>
<td>0.7%</td>
<td></td>
</tr>
<tr height="17">
<td height="17">OAKLEIGH*</td>
<td>$399,950</td>
<td></td>
<td></td>
</tr>
<tr height="17">
<td height="17">ORMOND*</td>
<td>$500,000</td>
<td>-1.8%</td>
<td>-13.9%</td>
</tr>
<tr height="17">
<td height="17">PARKDALE*</td>
<td>$485,000</td>
<td>6.6%</td>
<td>4.5%</td>
</tr>
<tr height="17">
<td height="17">PASCOE VALE</td>
<td>$426,000</td>
<td>-2.1%</td>
<td>3.2%</td>
</tr>
<tr height="17">
<td height="17">POINT COOK*</td>
<td>$361,500</td>
<td></td>
<td></td>
</tr>
<tr height="17">
<td height="17">PORT MELBOURNE</td>
<td>$690,000</td>
<td>3.0%</td>
<td>-2.4%</td>
</tr>
<tr height="17">
<td height="17">PRAHRAN</td>
<td>$445,000</td>
<td>0.2%</td>
<td>-18.2%</td>
</tr>
<tr height="17">
<td height="17">PRESTON*</td>
<td>$380,000</td>
<td>-5.0%</td>
<td>-11.6%</td>
</tr>
<tr height="17">
<td height="17">RESERVOIR</td>
<td>$365,500</td>
<td>1.5%</td>
<td>-6.5%</td>
</tr>
<tr height="17">
<td height="17">RICHMOND</td>
<td>$493,500</td>
<td>-16.7%</td>
<td>0.3%</td>
</tr>
<tr height="17">
<td height="17">RINGWOOD</td>
<td>$385,500</td>
<td>5.6%</td>
<td>-6.4%</td>
</tr>
<tr height="17">
<td height="17">RINGWOOD EAST*</td>
<td>$385,000</td>
<td>2.4%</td>
<td>-1.3%</td>
</tr>
<tr height="17">
<td height="17">ROSANNA*</td>
<td>$466,500</td>
<td></td>
<td>-11.1%</td>
</tr>
<tr height="17">
<td height="17">ROSEBUD*</td>
<td>$308,000</td>
<td></td>
<td></td>
</tr>
<tr height="17">
<td height="17">ROWVILLE*</td>
<td>$420,100</td>
<td>-10.2%</td>
<td>3.7%</td>
</tr>
<tr height="17">
<td height="17">SANDRINGHAM*</td>
<td>$610,000</td>
<td>8.0%</td>
<td>-15.3%</td>
</tr>
<tr height="17">
<td height="17">SEAFORD*</td>
<td>$320,000</td>
<td>-1.5%</td>
<td>-11.7%</td>
</tr>
<tr height="17">
<td height="17">SOUTH MELBOURNE*</td>
<td>$555,250</td>
<td>-23.9%</td>
<td>-2.6%</td>
</tr>
<tr height="17">
<td height="17">SOUTH YARRA</td>
<td>$565,000</td>
<td>2.7%</td>
<td>1.8%</td>
</tr>
<tr height="17">
<td height="17">SOUTHBANK</td>
<td>$540,000</td>
<td>4.9%</td>
<td>-0.5%</td>
</tr>
<tr height="17">
<td height="17">ST ALBANS*</td>
<td>$275,000</td>
<td>-15.8%</td>
<td>-8.9%</td>
</tr>
<tr height="17">
<td height="17">ST KILDA</td>
<td>$476,000</td>
<td>1.9%</td>
<td>-0.8%</td>
</tr>
<tr height="17">
<td height="17">ST KILDA EAST</td>
<td>$452,000</td>
<td>-3.4%</td>
<td>-5.6%</td>
</tr>
<tr height="17">
<td height="17">ST KILDA WEST*</td>
<td>$440,000</td>
<td>1.1%</td>
<td>-10.4%</td>
</tr>
<tr height="17">
<td height="17">SUNBURY*</td>
<td>$277,500</td>
<td></td>
<td>-14.9%</td>
</tr>
<tr height="17">
<td height="17">SUNSHINE*</td>
<td>$263,000</td>
<td>-6.1%</td>
<td>-2.6%</td>
</tr>
<tr height="17">
<td height="17">SURREY HILLS*</td>
<td>$635,000</td>
<td>9.7%</td>
<td>0.2%</td>
</tr>
<tr height="17">
<td height="17">SYDENHAM*</td>
<td>$320,000</td>
<td>-5.0%</td>
<td>-4.9%</td>
</tr>
<tr height="17">
<td height="17">TEMPLESTOWE LOWER*</td>
<td>$604,500</td>
<td>12.9%</td>
<td>-0.1%</td>
</tr>
<tr height="17">
<td height="17">TEMPLESTOWE*</td>
<td>$570,000</td>
<td></td>
<td></td>
</tr>
<tr height="17">
<td height="17">THORNBURY*</td>
<td>$432,000</td>
<td>13.2%</td>
<td>7.1%</td>
</tr>
<tr height="17">
<td height="17">TOORAK</td>
<td>$652,750</td>
<td>-2.6%</td>
<td>-7.1%</td>
</tr>
<tr height="17">
<td height="17">TULLAMARINE*</td>
<td>$292,500</td>
<td>-14.1%</td>
<td>-19.9%</td>
</tr>
<tr height="17">
<td height="17">WERRIBEE*</td>
<td>$250,000</td>
<td>-1.0%</td>
<td>-10.1%</td>
</tr>
<tr height="17">
<td height="17">WEST FOOTSCRAY*</td>
<td>$354,000</td>
<td>-15.7%</td>
<td>1.1%</td>
</tr>
<tr height="17">
<td height="17">WEST MELBOURNE*</td>
<td>$598,250</td>
<td>-6.5%</td>
<td>24.4%</td>
</tr>
<tr height="17">
<td height="17">WILLIAMSTOWN*</td>
<td>$445,000</td>
<td>5.1%</td>
<td>-32.4%</td>
</tr>
<tr height="17">
<td height="17">WINDSOR*</td>
<td>$400,000</td>
<td>-19.4%</td>
<td>-29.8%</td>
</tr>
<tr height="17">
<td height="17">YARRAVILLE*</td>
<td>$530,000</td>
<td>1.0%</td>
<td>12.1%</td>
</tr>
</tbody>
</table>
Source: Real Estate Institute of Victoria
*Indicates that fewer than 30 sales were recorded during the quarter
For more property research and latest sales, visit the <a target="_blank" href="https://www.reiv.com.au/">REIV website.</a>
 
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Melbourne unit prices – how your suburb went in the 2012 March quarter: REIV

Melbourne house prices – how your suburb went in the 2012 March quarter: REIV

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<a href="https://www.propertyobserver.com.au/victoria/sunbury-tops-list-of-most-traded-hotspots-with-more-than-house-sold-a-day/2012040354106" target="_blank"><img src="/images/stories/1point6.gif"></a>
The average number of homes sold per day <a href="https://www.propertyobserver.com.au/victoria/sunbury-tops-list-of-most-traded-hotspots-with-more-than-house-sold-a-day/2012040354106" target="_blank">in the Victorian hotspot of Sunbury</a>. In total there were 604 sales in Sunbury in 2011, making it one of just eight locations out of Smart Investor magazine’s 601 hotspots that managed an average of at least one sale a day over the course of 2011.
 
<hr>
<a target="_blank" href="https://www.propertyobserver.com.au/queensland/property-values-on-the-rocks-in-1770-site-of-captain-cooks-second-landing/2012040454170"><img src="/images/stories/20percent.gif"></a>
The <a target="_blank" href="https://www.propertyobserver.com.au/queensland/property-values-on-the-rocks-in-1770-site-of-captain-cooks-second-landing/2012040454170">decrease in land values last year in the Queensland locality of 1770</a>, the only municipality within the booming muicipality of Gladstone to record a decrease in land values. Land values in the ugly duckling locality decreased 20%, while neighbouring towns increased by an average of 19%, with Bororen, 40 kilometres east, increasing a stellar 70%.
 
<hr>
<a target="_blank" href="https://www.propertyobserver.com.au/hotspots/regional-victorian-towns-dominate-list-of-mainland-hotspots-under-%24300000-but-melbourne-off-the-menu/2012040454176"><img src="/images/stories/56.gif"></a>
The number of mainland suburbs selected in a list of 601 hotspots by Smart Investor magazine that <a target="_blank" href="https://www.propertyobserver.com.au/hotspots/regional-victorian-towns-dominate-list-of-mainland-hotspots-under-%24300000-but-melbourne-off-the-menu/2012040454176">have a median house price of under $300,000</a>. There are 28 in Victoria, 17 sub-$3000,000 hotspots in NSW, six in South Australia, three in Queensland and two in the Northern Territory.
 
<hr>
<a target="_self" href="https://www.propertyobserver.com.au/land/construction-industry-contracts-for-22nd-straight-month-in-march-due-to-weak-residential-sector-aig/hia/2012041054203"><img src="/images/stories/22.gif"></a>
The number of <a target="_blank" href="https://www.propertyobserver.com.au/land/construction-industry-contracts-for-22nd-straight-month-in-march-due-to-weak-residential-sector-aig/hia/2012041054203">consecutive months the construction sector has contracted</a>, according to the latest Australian Industry Group Performance of Construction Index released in conjunction with the Housing Industry Association. There was particular weakness in the residential building sector.
 
<hr>
<a target="_blank" href="https://www.propertyobserver.com.au/news/jennifer-hawkins-sells-coogee-townhouse-after-five-months-on-market/2012040954193"><img src="/images/stories/2point22m.gif"></a>
The price model and former Miss Universe Jennifer Hawkins <a target="_blank" href="https://www.propertyobserver.com.au/news/jennifer-hawkins-sells-coogee-townhouse-after-five-months-on-market/2012040954193">secured for her Coogee residence</a>. She paid $2.27 million for it. 
 
<hr>
 
<a href="https://www.propertyobserver.com.au/south-australia/adelaide-mistakenly-overlooked-by-investors-as-projects-get-under-way-terry-ryder/2012041154211" target="_blank"><img src="/images/stories/50b.gif"></a>
The approximate value of mining projects <a href="https://www.propertyobserver.com.au/south-australia/adelaide-mistakenly-overlooked-by-investors-as-projects-get-under-way-terry-ryder/2012041154211" target="_blank">currently under way in South Australia</a>, according to Hotspotting.com.au director Terry Ryder. Ryder says the state is Australia's most under-rated economy and could be a good prospect for investors.
 
<hr>
<a href="https://www.propertyobserver.com.au/residential/campbelltown-mandurah-toowoomba-and-south-eatern-victoria-%E2%80%93-the-worst-10-postcodes-in-each-state-for-insolvencies/2012041154209" target="_blank"><img src="/images/stories/227.gif"></a>
The number of insolvencies in Sydney's Campbelltown last year. The <a href="https://www.propertyobserver.com.au/residential/campbelltown-mandurah-toowoomba-and-south-eatern-victoria-%E2%80%93-the-worst-10-postcodes-in-each-state-for-insolvencies/2012041154209" target="_blank">2056 postcode had the most insolvencies in Australia</a>.
 
 
 
 
</body></html>

The 7 must-know numbers of the week

<html><body>
Nine properties on RP Data's list of the top 10 sales of the week last week were in NSW, with the 10th in Canberra’s long-established Forrest.
The ACT property, priced at $1,950,000, came in midway through the list at number five.
1. 1403/81 Macleay Street, Potts Point, NSW, 2011 three-bedroom unit, sold on April 5 for $2,950,000 by Richardson &amp; Wrench Elizabeth Bay/Potts Point. 
2. 12 Toocooya Road, Hunters Hill, NSW, 2110 four-bedroom home, sold on April 3 for $2,700,000 by McGrath Estate Agents. 
3. 246 Glenmore Road, Paddington, NSW, 2021 three-bedroom home, sold at auction on April 3 for $2,500,000 by Di Jones Real Estate. 
4.  48 Cook Road, Centennial Park, NSW, 2021 four-bedroom home, sold on April 3 for $2,125,000 by Di Jones Real Estate. 
5. 86 Arthur Circuit, Forrest, ACT, 2603 six-bedroom home, sold on April 3 for $1,950,000 by Peter Blackshaw Real Estate. 
6. 9 Leura Road, Double Bay, NSW, 2028 two-bedroom home, sold prior to auction for $1,900,000 by BHR Group. 
7. 3/3 Bradley Avenue, Bellevue Hill, NSW, 2023 three-bedroom unit, sold on April 3 for $1,525,000 by Bradfield &amp; Prichard Double Bay. 
8. 68 St James Road, Bondi Junction, NSW, 2022 three-bedroom home, sold at auction on April 4 for $1,460,000 by Ray White Unlimited. 
9. 42 Connelly Way, Kellyville, NSW, 2155 six-bedroom home, sold on April 3 for $1,390,000 by McGrath Estate Agents.
10. 123a Eastern Road, Tarramurra, NSW, 2074 four-bedroom home, sold on April 4 for $1,353,000 by Belle Property.
 
 
 
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Top 10 sales of the week: RP Data

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<div>
Founder(s): Bill Huynh Revenue: $1.3 million Started: 2009 Head Office: Victoria Employees: 4 Website: <a href="https://www.startupsmart.com.au/weblink?cid=5818&amp;fid=36&amp;ord=1" title="www.interiorsecrets.com.au">www.interiorsecrets.com.au</a>
</div>
<div>
WINNER OF THE START-UP HERO AWARD
<img style="float: left; margin: 5px;" src="/images/stories/billhuy.gif">
If you’ve ever walked into a designer furniture store that stocks those especially sleek and sexy Scandinavian lounge chairs you’ll soon know that high-end aesthetics equals high-end prices. 
Bill Huynh certainly noticed the desire among shoppers for these sorts of fine design objects and thought he could source similar products but at a lower price. 
Ploughing $20,000 of his savings into the venture, Huynh took a trip to China - that great and vast source of so many modern consumer products – and started to feel his way through the tricky business of negotiating product supply lines with reputable manufacturers who could make good quality replicas of European design classics. 
Huynh candidly admits he was walking relatively blind into a world he knew little about. 
“I had no business knowledge, little money and took the risk to quit my 9 to 5 job at 24 years of age,” the 26-year-old says. 
“Money was initially the first motive. Then it was about beating the competition and ultimately maximising customer value.” 
Huynh had cannily noticed the rising demand for “lifestyle living” and that many furniture and interior wares stores seemed to be stocking the wrong sort of furniture. 
His aim was simple: “To provide designer lifestyle living at affordable prices, even to the average Joe renting or buying their first home.” 
Interior Secrets’ online store offers shoppers replica versions of such interior design classics as Eames lounge chairs, the Le Corbusier chaise lounge, and the classic ‘Egg’ chair.
Taking the plunge and starting his own business has been a thrilling experience for Huynh, a mixture of amazement that he has managed to make it work so far and exhilaration at the sense of liberation it has brought him. 
“Every day that I go to work; I no longer miserably look at my computer screen and question, 'What the hell am I doing here?' 
“I now go to work knowing the sky is the limit.”
This article originally appeared on <a target="_blank" href="https://www.startupsmart.com.au/">StartupSmart</a>.
 
 
 
 
</div>
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StartupSmart Awards 2012: Interior Secrets

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2/48 Willis Street, Kingsford, NSW, 2032
<img src="/images/stories/willisst.jpg">
The tenant of this two-bedroom unit is paying $520 per week and is on a lease until November this year. The property is close to shops, restaurants, cafes, public transport, the University of NSW and beaches, and both bedrooms have built-in wardrobes. 
LJ Hooker agent Anthony Rizzo <a target="_blank" href="https://maroubra.ljhooker.com.au/P9SFA0">is marketing the property </a>with price hopes in the "early $500,000s", and if it sells for $510,000 that would secure an investor a gross rental yield of 5.3%, substantially above the median indicative gross rental yield of 4.6% for Kingsford units, 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 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 $5,500 and over five years to be $16,500.
The median unit price in Kingsford rose by 3.5% in the past year, according to RP Data.
The property will go to auction on Thursday, April 26 at 6.30pm and is open for inspection Saturday, April 14 at 1pm.
For more about prices and yields in Kingsford, see the RP Data suburb page.
For another investment prospect going to auction this weekend, see page 2.
 
<hr class="system-pagebreak">
14/13 Ormond Road, West Footscray
<img src="/images/stories/ormondroad.jpg">
The tenant of this one-bedroom West Footscray unit is paying $802 per month and is on an expired lease. The property includes a laundry and has a car park on its title. 
Sweeney Real Estate agent Ruby Sweeney<a target="_blank" href="https://www.sweeneyestateagents.com.au/profile.php?clientid=sweencp&amp;cat=sales&amp;propertyid=3824075"> is marketing the property</a> with price hopes of $180,000 plus, and if it sells for that price at its current rent it would secure an investor a gross rental yield of 5.4%, well above the indicative gross rental yield of 4.1% for West Footscray units, 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 asking rent for West Footscray is $260 per week, or $1,127 per month.
<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 $4,500 and over five years to be $12,500.
The median unit price in West Footscray rose 10.5% in the past year, according to RP Data.
The property will be open for inspection on Saturday, April 14 at 1.30pm and will go to auction on Saturday, May 12 at noon.
For more about prices and yields in West Footscray see the<a target="_blank" href="/news"> RP Data suburb page</a>.
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Friday form guide: Yields of up to 5.3% in Kingsford

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."

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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.

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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.

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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."

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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."

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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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