<html><body>
108 Ormond Road, East Geelong, VIC, 3219
<img src="/images/stories/ormondrd.jpg">
This two-bedroom house in East Geelong is tenanted at $280 per week until November 2012, and its high rental yield could make it a good prospect for investors.  Geelong has become an investor magnet in recent times, with hotspotting.com.au director Terry Ryder and Your Investment Property magazien picking the regional city <a href="https://www.propertyobserver.com.au/victoria/hotspot-geelong-s-on-the-ball-with-rising-yields/2011100451798" target="_blank">as a fast-growing hotspot</a>. Barry Plant Geelong agent Natalie Timonowicz<a target="_blank" href="https://www.barryplant.com.au/geelong/index.cfm?pagecall=property&amp;propertyID=1951591&amp;realestate=108_Ormond_Road_EAST_GEELONG_VIC_3219&amp;menuItemID=49535&amp;propertyIDList=1952986,1951591"> is marketing this property</a> with price hopes of $250,000 plus. If it sells for $250,000 that would be a gross rental yield of 5.8%, much higher than the indicative gross rental yield for East Geelong houses of 3.9%, 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 $3,000 and over five years to be $5,000. The house, on a 651-square-metre block, is close to shops and public transport. It is open for inspection on Saturday, February 4 at 1.45pm and will go to auction on Saturday, February 11 at 11am.
For more information about prices and yields in East Geelong, see the <a target="_blank" href="/news">RP Data suburb page</a>.
For another investment prospect open for inspection this weekend, see page 2.
 
<hr class="system-pagebreak">
518 Smithfield Road, Prairiewood, NSW, 2176
<img src="/images/stories/smithfieldrd.jpg"> 
The tenants of this three-bedroom Prairiewood house are paying $1,600 per month and are on an expired lease. Ray White agent Graham Ball is <a target="_blank" href="https://www.raywhitefairfield.com.au/pol/property/search.asp?f_propertyID=1842105&amp;xsl=4861&amp;f_st=1&amp;f_ct=1&amp;f_ps=2&amp;p1=buying">marketing the outer-Sydney property</a> with price hopes of $450,000 plus, and if it sells for $450,000 that would secure an investor a gross rental yield of 4.3%. This is below the indicative gross rental yield for Prairiewood houses of 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.  <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 $6,000. The property is on a large block of 1,248 square metres and is close to schools and transport. The property is open for inspection on Saturday, February 4 at noon and will go to auction on Thursday, February 16 at 6.30pm. 
For more information about yields and prices in Prairiewood, see the RP Data suburb page.
 
 
 
 
 
 
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cknowlton-QnEa6ntUYP

Friday Form Guide: Yields of up to 5.8% in East Geelong

<html><body>
<table width="341" cellpadding="0" cellspacing="0" border="1"></table>
<table width="341" cellpadding="0" cellspacing="0" border="1"><tbody>
<tr>
<td valign="bottom" nowrap width="101">
Postcode
</td>
<td valign="bottom" nowrap width="101">
Suburb
</td>
<td valign="bottom" nowrap width="139">
Median unit price
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="101">
2600
</td>
<td valign="bottom" nowrap width="101">
DEAKIN
</td>
<td valign="bottom" nowrap width="139">
$785,000
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="101">
2600
</td>
<td valign="bottom" nowrap width="101">
YARRALUMLA
</td>
<td valign="bottom" nowrap width="139">
$784,000
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="101">
2602
</td>
<td valign="bottom" nowrap width="101">
AINSLIE
</td>
<td valign="bottom" nowrap width="139">
$725,000
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="101">
2603
</td>
<td valign="bottom" nowrap width="101">
FORREST
</td>
<td valign="bottom" nowrap width="139">
$700,000
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="101">
2600
</td>
<td valign="bottom" nowrap width="101">
BARTON
</td>
<td valign="bottom" nowrap width="139">
$600,000
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="101">
2605
</td>
<td valign="bottom" nowrap width="101">
GARRAN
</td>
<td valign="bottom" nowrap width="139">
$542,500
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="101">
2607
</td>
<td valign="bottom" nowrap width="101">
ISAACS
</td>
<td valign="bottom" nowrap width="139">
$522,500
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="101">
2605
</td>
<td valign="bottom" nowrap width="101">
HUGHES
</td>
<td valign="bottom" nowrap width="139">
$515,000
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="101">
2611
</td>
<td valign="bottom" nowrap width="101">
DUFFY
</td>
<td valign="bottom" nowrap width="139">
$498,000
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="101">
2612
</td>
<td valign="bottom" nowrap width="101">
TURNER
</td>
<td valign="bottom" nowrap width="139">
$485,000
</td>
</tr>
</tbody></table>
Source: RP Data
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Top 10 most expensive ACT suburbs for units: RP Data

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<table style="width: 351px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="101" nowrap valign="bottom">
Postcode
</td>
<td width="114" nowrap valign="bottom">
Suburb
</td>
<td width="136" nowrap valign="bottom">
Median house price
</td>
</tr>
<tr>
<td width="101" nowrap valign="bottom">
4005
</td>
<td width="114" nowrap valign="bottom">
NEW FARM
</td>
<td width="136" nowrap valign="bottom">
$1,250,000
</td>
</tr>
<tr>
<td width="101" nowrap valign="bottom">
4006
</td>
<td width="114" nowrap valign="bottom">
NEWSTEAD
</td>
<td width="136" nowrap valign="bottom">
$1,167,750
</td>
</tr>
<tr>
<td width="101" nowrap valign="bottom">
4000
</td>
<td width="114" nowrap valign="bottom">
SPRING HILL
</td>
<td width="136" nowrap valign="bottom">
$865,000
</td>
</tr>
<tr>
<td width="101" nowrap valign="bottom">
4101
</td>
<td width="114" nowrap valign="bottom">
SOUTH BRISBANE
</td>
<td width="136" nowrap valign="bottom">
$820,000
</td>
</tr>
<tr>
<td width="101" nowrap valign="bottom">
4064
</td>
<td width="114" nowrap valign="bottom">
PADDINGTON
</td>
<td width="136" nowrap valign="bottom">
$780,000
</td>
</tr>
<tr>
<td width="101" nowrap valign="bottom">
4101
</td>
<td width="114" nowrap valign="bottom">
HIGHGATE HILL
</td>
<td width="136" nowrap valign="bottom">
$780,000
</td>
</tr>
<tr>
<td width="101" nowrap valign="bottom">
4169
</td>
<td width="114" nowrap valign="bottom">
KANGAROO POINT
</td>
<td width="136" nowrap valign="bottom">
$750,000
</td>
</tr>
<tr>
<td width="101" nowrap valign="bottom">
4006
</td>
<td width="114" nowrap valign="bottom">
HERSTON
</td>
<td width="136" nowrap valign="bottom">
$727,500
</td>
</tr>
<tr>
<td width="101" nowrap valign="bottom">
4102
</td>
<td width="114" nowrap valign="bottom">
DUTTON PARK
</td>
<td width="136" nowrap valign="bottom">
$727,500
</td>
</tr>
<tr>
<td width="101" nowrap valign="bottom">
4101
</td>
<td width="114" nowrap valign="bottom">
WEST END
</td>
<td width="136" nowrap valign="bottom">
$695,000
</td>
</tr>
</tbody></table>
Source: RP Data
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Top 10 most expensive Brisbane suburbs for houses

<html><body>
RP Data has released a list of the 30 regional markets where the number of days it takes to sell a unit increased the most during the year to October 2011. The chart shows the time on market (TOM), e.g. Central Coast units take an average of 166 days to sell. The increase refers to the number of days, rather than  a percentage increase. 
Click to enlarge
<a href="/images/stories/rpjan244.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/rpjan244thumb.gif"></a>
TOM= Time on Market
Increase is in days, not percentage
 
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Days on market blowout: the 30 worst regional slowcoaches for unit sales: RP Data

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RP Data has released a list of the 30 regional markets where the number of days it takes to sell a house increased the most during the year to October 2011. The chart shows the time on market (TOM), e.g. Plantagenet houses take an average of 235 days to sell. The increase refers to the number of days, rather than  a percentage increase.
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/rpjan243.gif"><img src="/images/stories/rpjan243thumb.gif"></a>
TOM= Time on Market
Increase is in days, not percentage
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Days on market blowout: the 30 worst regional slowcoaches for house sales: RP Data

<html><body>
RP Data has released a list of the 30 capital city markets where the number of days it takes to sell a unit increased the most during the year to October 2011. The chart shows the time on market (TOM), e.g. Cottlesloe units take an average of 160 days to sell. The increase refers to the number of days, rather than  a percentage increase.
Click to enlarge
<a href="/images/stories/rpjan242.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/rpjan242thumb.gif"></a>
TOM= Time on Market
Increase is in days, not percentage
 
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Days on market blowout: the 30 worst capital city slowcoaches for unit sales: RP Data

<html><body>
RP Data has released a list of the 30 capital city markets where the number of days it takes to sell a house increased the most during the year to October 2011. The chart shows the time on market (TOM), e.g. Mosman Park houses take an average of 123 days to sell. The increase refers to the number of days, rather than  a percentage increase.
Click to enlarge
<a href="/images/stories/rpjan241.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/rpjan2412.gif"></a>
TOM= Time on Market
Increase is in days, not percentage
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Days on market blowout: the 30 worst capital city slowcoaches for house sales: RP Data

<html><body>
Click image to enlarge
<a href="/images/stories/affordabilityregulation.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/affordabilityregulationthumb.gif"></a>
 
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Global housing affordability - where Australian cities rank: Demographia

<html><body>
<table style="width: 470px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td>
 
</td>
<td>
Suburb
</td>
<td>
Dec 2011 median
</td>
<td>
Dec 2010 median
</td>
<td>
Annual change
</td>
</tr>
<tr>
<td>
1
</td>
<td>
Prahran
</td>
<td>
$997,500
</td>
<td>
$900,000
</td>
<td>
10.8%
</td>
</tr>
<tr>
<td>
2
</td>
<td>
Mount Evelyn
</td>
<td>
$406,500
</td>
<td>
$377,000
</td>
<td>
7.8%
</td>
</tr>
<tr>
<td>
3
</td>
<td>
Surrey Hills
</td>
<td>
$1,212,000
</td>
<td>
$1,130,000
</td>
<td>
7.3%
</td>
</tr>
<tr>
<td>
4
</td>
<td>
Brighton East
</td>
<td>
$1,200,000
</td>
<td>
$1,123,000
</td>
<td>
6.9%
</td>
</tr>
<tr>
<td>
5
</td>
<td>
Lilydale
</td>
<td>
$490,000
</td>
<td>
$460,000
</td>
<td>
6.5%
</td>
</tr>
<tr>
<td>
6
</td>
<td>
Mount Eliza
</td>
<td>
$795,000
</td>
<td>
$750,000
</td>
<td>
6.0%
</td>
</tr>
<tr>
<td>
7
</td>
<td>
Williamstown
</td>
<td>
$905,000
</td>
<td>
$856,000
</td>
<td>
5.7%
</td>
</tr>
<tr>
<td>
8
</td>
<td>
Richmond
</td>
<td>
$853,000
</td>
<td>
$810,000
</td>
<td>
5.3%
</td>
</tr>
<tr>
<td>
9
</td>
<td>
Frankston South
</td>
<td>
$565,000
</td>
<td>
$540,000
</td>
<td>
4.6%
</td>
</tr>
<tr>
<td>
10
</td>
<td>
Rosebud
</td>
<td>
$380,000
</td>
<td>
$367,500
</td>
<td>
3.4%
</td>
</tr>
</tbody></table>
Source: REIV
 
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Top 10 suburbs with the highest annual growth in 2011 in Victoria: REIV

<html><body>
HIA and RP Data have released a list of the least expensive regional markets for vacant land.
<table style="width: 470px;" cellpadding="0" cellspacing="0" border="1"><tbody>
<tr>
<td valign="top" width="54">
Rank
</td>
<td valign="top" width="356">
Region
</td>
<td valign="top" width="205">
Median lot price
</td>
</tr>
<tr>
<td valign="top" width="54">
1
</td>
<td valign="top" width="356">
Northern (SA)
</td>
<td valign="top" width="205">
$60,000
</td>
</tr>
<tr>
<td valign="top" width="54">
2
</td>
<td valign="top" width="356">
South East (SA)
</td>
<td valign="top" width="205">
$75,000
</td>
</tr>
<tr>
<td valign="top" width="54">
3
</td>
<td valign="top" width="356">
Southern (TAS)
</td>
<td valign="top" width="205">
$77,250
</td>
</tr>
<tr>
<td valign="top" width="54">
4
</td>
<td valign="top" width="356">
Mallee (VIC)
</td>
<td valign="top" width="205">
$78,750
</td>
</tr>
<tr>
<td valign="top" width="54">
5
</td>
<td valign="top" width="356">
Northern (NSW)
</td>
<td valign="top" width="205">
$83,000
</td>
</tr>
<tr>
<td valign="top" width="54">
6
</td>
<td valign="top" width="356">
Murray Lands (SA)
</td>
<td valign="top" width="205">
$87,000
</td>
</tr>
<tr>
<td valign="top" width="54">
7
</td>
<td valign="top" width="356">
Murrumbidgee (NSW)
</td>
<td valign="top" width="205">
$90,000
</td>
</tr>
<tr>
<td valign="top" width="54">
8
</td>
<td valign="top" width="356">
Yorke and Lower North (SA)
</td>
<td valign="top" width="205">
$91,500
</td>
</tr>
<tr>
<td valign="top" width="54">
9
</td>
<td valign="top" width="356">
Mersey-Lyell (TAS)
</td>
<td valign="top" width="205">
$95,000
</td>
</tr>
<tr>
<td valign="top" width="54">
10
</td>
<td valign="top" width="356">
Murray (NSW)
</td>
<td valign="top" width="205">
$100,000
</td>
</tr>
</tbody></table>
 
Source: HIA, RP Data
 
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Top 10 least expensive regional markets for vacant land: HIA- RP Data

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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