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Pop star Rhianna has listed her water-damaged Beverly Hills mansion at a US$2.5 million loss. The Barbados-born singer says the building was poorly constructed and leaked in even the lightest rain and has launched a lawsuit against the property developer, claiming construction was flawed.
Rhianna, whose real names is Robyn Rhianna Fenty,  bought the house in 2009 for US$6.9 million when it was in far better condition and is prepared to accept US$4.5 million for it now.
It is listed through <a href="https://www.coldwellbanker.com/property?propertyId=235523536&amp;mode=detail&amp;brandType=CB" target="_blank">Coldwell Banker</a> agent John Woodward in conjuction with <a href="https://www.rodeore.com/claw_featured.asp" target="_blank">Rodeo Realty</a> agent John Galich, who make no bones about its current condition. 
<img src="/images/stories/rhiannacompare1.jpg"> 
"MAJOR fixer with EXTENSIVE water intrusion from (but not limited to) roof, windows, doors and balconies. There is EXTENSIVE damage from moisture AND water intrusion. Also encroachment issues and other problems. The home is being sold strictly AS-IS and will be subject to a short-sale. Seller will consider all offers. PROPERTY WILL NOT QUALIFY FOR BANK FINANCING," says the marketing information. 
<img src="/images/stories/rhiannacompare2.jpg">
The 3,484-square-metre property includes canyon and city views, a pool and spa (both now empty), eight bedrooms, 10 bathrooms and high ceilings. 
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cknowlton-QnEa6ntUYP

Rhianna lists water-damaged mansion at US$2.5 million loss

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Super experts are divided over whether the Australian Taxation Office needs to provide more information about buying property through DIY super funds with borrowed money, after the Tax Office was warned that some funds risked big fines for breaching complicated borrowing rules.

According to the Australian Financial Review, industry group the SMSF Professional Association of Australia has urged the Australian Taxation Office to provide further examples of the difference between repairs and improvements, arguing super funds risked fines of up $220,000 for inadvertently breaching limited-recourse borrowing rules.
"The more examples you can provide to help practitioners and members, the better because if you don't, there may be a higher risk of breaches and there also will be private ruling requests made to the ATO," SPAA national technical director Peter Burgess is quoted as saying.
The comments come two months after the ATO permitted SMSF members to fund changes to the property, on two conditions: the money comes from their fund rather than borrowings, and do not fundamentally change the asset's nature.
But Michael Davison, senior policy adviser of superannuation at CPA Australia, says the ATO has already given its views, and those views are clear.
"Some people want guidance on every possible scenario," Davison says.
"But the reality is, you're not going to be able to document every single scenario."
Davison agrees some of the uncertainty is likely driven by the newness of the practice. "It's going to take awhile to get the hang of it and fully understand it."
This article originally appeared on<a target="_blank" href="https://www.smartcompany.com.au/tax/20111109-super-experts-divided-over-whether-ato-needs-to-provide-more-information-on-buying-property-through-diy-funds"> SmartCompany</a>.
 
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Super experts divided over whether ATO needs to provide more information on buying property through DIY funds

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The City of Melbourne council has defended its record of supporting retailers, despite ongoing fears of CBD small businesses being overlooked by consumers in favour of large suburban shopping centres. 

A new marketing group, The Melbourne District Central Network, was launched last month by Melbourne Lord Mayor Robert Doyle and Kristina Karlsson, founder of stationery line kikki.K. 
MDCN president Greg Robinson says city-based businesses are being challenged by the growth of “out of town super-sized shopping centres” in addition to the current retail climate. 
“We aim to bring the focus firmly back on the CBD... by showcasing the many things that Melbourne has to offer,” Robinson says. 
The network will act as a hub, providing businesses with mentoring and education, information and networking opportunities as well as supporting and promoting city council initiatives. 
According to a council spokesperson, the City of Melbourne is overseeing a range of large-scale projects to improve the walkability of the city, namely around Swanston Street. 
“The Swanston Street Redevelopment Project will increase the flow of pedestrian traffic to the central part of the city. This project will make it more attractive for public transport users and businesses,” the spokesperson says. 
“The City of Melbourne launched the Great Melbourne Treasure Hunt in February this year to attract shoppers to the CBD during what is a traditionally quieter time.” 
“It also ran the Look.Stop.Shop. initiative for the second time, during the State of Design festival, to celebrate the in-store retail experience.” 
The spokesperson says it is the availability of space – rather than the cost of space – that stops small businesses from operating in the city. 
“There may be businesses that collaborate on a specific project that may only require space for a specified period of time and then disband,” she says. 
“Spaces like these are cropping up in the city and the council has supported some in the past.” 
StartupSmart has outlined some of the initiatives of other city councils to boost CBD retailers: 
<h2>City of Sydney</h2>
Small Bars is designed to reactivate certain parts of the city, and provide an improved mix of venues, via a laneway capital works program, precinct planning and the creation of tenancies. 
Smart Green Business helps SMEs save money and improve their environmental performance, while CitySwitch Green Office helps office building tenants improve their energy use. 
Business crime prevention forums are designed to help business owners minimise crime in and around their workplace, including shoplifting, fraud, robbery, assault and credit card crime. 
<h2>Brisbane City Council</h2>
In the aftermath of the floods, transport became a major issue in the city, so the council has focused on improving its services. 
Brisbane’s CityCat and ferry network is now fully restored, with all terminals operating seven days a week, including a new CityCat launched at the West End terminal earlier this month. 
The entire CityCat fleet is fitted with WiFi, enabling businesspeople to stay connected and serving as an added incentive to visit the city. 
Meanwhile, Brisbane Marketing works closely with the council to manage the marketing and activation of the Queen Street Mall – and increasingly the surrounding central business district – as the state’s premier retail destination. 
<h2>City of Perth</h2>
The council works closely with city retailers on issues such as preferred Sunday shopping hours (still a contentious issue in WA), deregulation and exemptions to trade on public holidays. 
The Raising Retail Series is a new initiative that will present city businesses with marketing updates, business development tips and network opportunities on a quarterly basis.
Spacemarket is an online interface for the exchange of floor space across central Perth. It seeks to stimulate under-utilised spaces by pairing non-tenanted spaces with people who have a desire to use them. 
The council’s Laneway Strategy aims to improve the contribution of laneways to the city in order to enhance each space and celebrate each laneway’s distinctive environment. 
<h2>Adelaide City Council</h2>
A key component of the council’s Strategic Directions is a significant increase in its investment in capital works, with major upgrades planned for city streets, squares and public places. 
The council is also working with the state government on a new extension to the tram network, while improved pedestrian access is another major focus. 
The council has also launched the Main Street Building Improvement Scheme, which provides financial incentives to support commercial property owners interested in restoring old buildings.
This article originally appeared on <a target="_blank" href="https://www.propertyobserver.com.au/https://www.startupsmart.com.au/growth/city-of-melbourne-defends-retail-assistance-efforts/201110124163">StartupSmart</a>
Photo courtesy of Tourism Victoria.
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City of Melbourne defends retail assistance efforts

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A record 1 million weekly visitors attended the opening of Westfield London's latest store - Westfield Stratford City, <a target="_blank" href="https://www.propertyobserver.com.au/retail/one-million-weekly-london-shoppers-buoy-westfield/2011110852254">which helped buoy Westfield's results. </a>
Not quite as many turned up this week when Justin Bieber gripped Westfield Stratford City when he switched on the centre's Christmas lights.
<img src="/images/stories/westfield3.jpg">
He had performed the same task earlier at Westfield’s Mall at Shepherd’s Bush.
<img src="/images/stories/westfield4.jpg">
 
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Westfield Stratford City: What the million saw

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Lonely Planet has named Darwin as one of the top 10 cities in the world to visit, suggesting the tourism and hotel industry could be set for a boost in the Northern Territory capital. 

It was the only Australian city to rate a mention in the Best in Travel publication’s top 10. 
Darwin came in last behind big names like London, Muscat, Bangalore, Cadiz, Stockholm, Guimaraes, Santiago, Hong Kong and Orlando. 
Lonely Planet described Darwin as a “hip city to visit” with a “pumping nocturnal scene, magical markets and world-class wilderness down the road”. 
As tourism operators struggle to cope with the high Australian dollar and the growing appeal of cheap Asian holidays, perhaps Darwin represents some hope for the leisure sector.
This article originally appeared on<a target="_blank" href="https://www.propertyobserver.com.au/https://www.startupsmart.com.au/business-ideas/darwin-tourism-just-dandy/201111074455"> StartupSmart.</a>
 
 
 
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Darwin named one of top 10 cities for tourists

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The first stage of Brisbane development Hamilton Reach is 40% sold, after coming onto the market in April.
Stage one of the development, called Watermarque, comprises 78 apartments across two five-storey buildings, and 32 of these have been sold.
<img src="/images/stories/watermar1ue.jpg">
Watermarque includes two one-bedroom apartments, priced from $350,000, 30 two-bedroom apartments priced from $535,000 and four three-bedroom units priced from $890,000. Units range in size from 56 square metres to 150 square metres, plus a 183-square-metre balcony.
<img src="/images/stories/watermarque2.jpg">
Australand Queensland residential division general manager Richard Fulcher says Hamilton Reach’s riverfront location and affordable pricing have been well-received by buyers.
“We believe Hamilton Reach offers the best value new riverfront apartments in the market, and the sales success to date has reinforced this,” Fulcher says.
“Buyers have been drawn to the project due to its lower density,” he says, adding that its river frontage has been a major selling point.
<img src="/images/stories/watermarque1.jpg">
Sales have included two three-bedroom apartments for $1.4 million each and the penthouse for $1.5 million.
Buyers of the first stage of the development include both owner-occupiers and investors.
Watermarque is designed by architectural firm Arqus Design and is close to transport links and entertainment and dining precincts at Portside Wharf and Racecourse Road.
For advice on buying off the plan, download our free e-book.
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Brisbane development Watermarque 40% sold

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The downturn in the construction industry has claimed yet another victim, with New South Wales-based housing firm Cosmopolitan Constructions entering voluntary liquidation. 
The collapse comes as the construction and engineering industries are suffering their worst insolvency figures in years, as low consumer confidence keeps prospective property buyers out of the market.
<a href="https://www.cosmo.com.au/">In a statement on its website</a>, Cosmopolitan said that during the last year it had remained profitable, but recently it has been slammed with “significant margin erosion” in its productions division.
Christopher Darin and Nick Malanos of Worrells were appointed as joint liquidators – both were contacted this morning but neither were available for comment prior to publication.
Cosmopolitan updated its statement over the weekend, informing customers the liquidation will only affect the New South Wales division of the business and that the Queensland division is owned and operated separately.
The NSW Fair Trading Office has been made aware of the situation and <a href="https://www.fairtrading.nsw.gov.au/About_us/News_and_events/Whats_new/Cosmopolitan_constructions?DCSext.ref=HomePageClick:Whats_new">has set up a page here</a> in order to inform customers about their rights, especially those who are currently building homes with Cosmopolitan.
In the company’s statement, director Perry Condoleon wrote that staff have been terminated but entitlements will be paid out in due course, and also said that most clients with works in progress should be covered with home warranty insurance.
“The Director is deeply regretful to all suppliers and tradespeople, who have been loyal, hard working and supportive of Cosmopolitan Constructions for many years,” Condoleon said.
The collapse comes as the construction industry suffers due to the ongoing downturn, with many building parts and construction companies either entering receivership or administration.
Although some commentators believe the latest rate hike should give the property market a boost, insolvency figures suggest it may be awhile before any benefits trickle down. So far this year has been the worst for collapses on record<a href="https://www.smartcompany.com.au/construction-and-engineering/20110810-june-the-second-worst-month-for-insolvencies-on-record-as-collapses-jump-21">, with anecdotal evidence suggesting</a> the damage is being felt mainly in construction and building.
This article originally appeared on <a href="https://www.smartcompany.com.au/construction-and-engineering/20111107-new-south-wales-builder-cosmopolitan-construction-in-liquidation" target="_blank">SmartCompany</a>.
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NSW builder Cosmopolitan Construction in voluntary liquidation

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Real estate agencies got behind Breast Cancer Awareness month in October, baking thousands of cupcakes, hosting fundraising events and raising awareness.
Agencies including Jellis Craig, Laing + Simmons, LJ Hooker, The Professionals and Sarah Lorden Real Estate organised events and marketing campaigns to raise money and awareness for multiple breast cancer charities in October and throughout the year.
“Every second person has had some reasonably direct experience with the disease, whether it’s a sister or a mother or a business partner,” says Andrew Krulis, co-director of Laing + Simmons Bondi Junction.
Krulis’ former business partner, Mary Parbury, died from breast cancer in 2009, and her daughter Brianna founded the Black Tie for Breast Cancer charity event to raise money for the Cancer Centre at the Prince of Wales Hospital.
Laing + Simmons Bondi Junction is a major sponsor of the event, which this year raised $145,000 at its black-tie gala event in April.
“It’s a nice way to keep her memory alive in one way and also to do something that’s very practical in helping these guys who do a wonderful job in trying to treat and prevent people from getting breast cancer,” Krulis says.
Laing + Simmons Woollahra also has a personal connection with the breast cancer cause, as property consultant Evan J. Williams’ mother, in remission from breast cancer for the past five years, is a spokeswoman for the National Breast Cancer Foundation.
<img src="/images/stories/nettie.jpg">
The office organised an event for her and National Breast Cancer Foundation marketing manager Nettie Burke (pictured above, with Williams) to come speak with staff and local business owners, and Williams says the event was successful in raising both money and awareness.
“It was very successful and it’s only going to get bigger from here,” Williams says.
<img src="/images/stories/jcbreast.jpg">
Fans of The Block will recall the Pink Lady silhouettes outside 43 Cameron Street, Richmond, Rod and Tania’s house (pictured above), and the agency donated $25,000 from the sale of the house to Breast Cancer Network Australia.
<img src="/images/stories/pinklady.jpg">
Following on from that success, Jellis Craig displayed the Pink Lady silhouettes at its October auctions (pictured above) to raise awareness for the breast cancer cause. The agency has raised $80,000 for breast cancer charities in the past year and around $300,000 from its annual Pink Lady Cup since 2005.
”With more women being diagnosed with breast cancer each year, currently an average of 38 every day, Jellis Craig is committed to helping BCNA make a difference to those in the community affected by with breast cancer,” Jellis Craig CEO Nick Dowling says.
<img src="/images/stories/slorden.jpg">
Sarah Lorden Real Estate has used its October auctions to raise money for fighting breast cancer, donating $500 from every October listing and holding Saturday charity marquees (pictured above) to raise money for the McGrath Foundation, which funds breast cancer nurses.
The agency has raised more than $13,150 for the McGrath Foundation so far this year, and it also sponsors the charity event A Day on the Green, a celebrity cricket match, in November.
“We have raised tens of thousands of dollars over the years and it is a cause we are really passionate about supporting,” says director Sarah Lorden.
<img src="/images/stories/cupcakes.jpg">
LJ Hooker Wingham agents rolled up their sleeves for Pink Ribbon Day, baking, decorating and selling 1,326 cupcakes (pictured above) to raise money to fight breast cancer. The office raised $2,188.40 on the day for the Cancer Council, twice the amount it raised last year. The office pans to become involved again next year.
The Professionals are also heavily involved in the breast cancer cause, as the agency is a diamond partner of the National Breast Cancer Foundation. Australia-wide, its offices have raised more than $1.7 million for the charity, with a percentage of the commission from every sale going to NBCF. 
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Agents think pink for breast cancer charities

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A 1922 San Francisco mansion has sold for US$29.5 million, after being initially listed with price hopes of US$39 million. The price hopes for the six-bedroom, five-bathroom home were recently revised down to US$33.9 million.
Patrick Barber, head of the San Francisco office of listing agents <a href="https://www.pacunion.com/homes/CA/SAN_FRANCISCO/94123/2950_BROADWAY/ENH5974/" target="_blank">Pacific Union International</a>, says the reduction in price was necessary to secure the sale in the difficult US market. 
"Homes now are priced realistically, and they're selling," Barber told the <a target="_blank" href="https://www.sfgate.com/cgi-bin/article.cgi?f=/c/a/2011/11/02/BUFQ1LPL09.DTL">San Francisco Chronicle</a>.
The luxury end of the market in San Francisco and nearby Silicon Valley has held up better than most other market segments, with investors and employees from local technology companies keeping the market buoyant. 
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San Francisco mansion sells for US$29.5 million

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Developers Red.C and MAB Corporation are set to build affordable three-bedroom homes to a multimillion-dollar pocket of Essendon North.
<img src="/images/stories/canopiflicker.jpg">
Canopi Valley Lake will comprise more than 100 detached and semi-detached three-bedroom, two-storey homes on a 20,000-square-metre site, all with two bathrooms and two car spaces. The first release of 23 is set to launch in mid-November, and Red.C co-director Cameron Alderson says 220 people have already registered their interest.
Prices range from $575,000 to $599,000, which Alderson says is very affordable for the area, which is primarily made up of multi-million dollar properties. Block sizes range from 110 square metres to 210 square metres, and the houses will range from 150 to 200 square metres.
<img src="/images/stories/canopi.jpg" style="border-style: initial; border-color: initial;">
The median sale price for houses in <a target="_blank" href="/news">Essendon North</a> is $808,250, according to RP Data. In <a target="_blank" href="/news">Essendon</a> the median house sale price is $915,000, and in <a target="_blank" href="/news">Essendon West </a>the median sale price for houses is $735,000.
“Our homes will be priced quite competitively,” Alderson says. “It’s a brand-new price point for the area. Our homes are not as large, so we’ve put a lot of energy into making sure there’s no wasted space in the homes.”
“All the bedrooms are full size, but the living zone is one open plan area, and that’s where the efficiency is. They’re just compact, efficient, very liveable homes,” he says.
<img src="/images/stories/canopi2.jpg">
Canopi Valley Lake is located within VicUrban’s masterplanned Valley Lake Estate, comprising 550 land lots. Of these, about 200 are now occupied homes. VicUrban has built a lake, boardwalk and nearby parkland.
Red.C recently developed a similar project in Footscray called Canopi Lae Street, and Alderson says he expects the balance of buyers for Canopi Valley Lake to be evenly split between owner-occupiers and investors, as it was in Footscray.
“A lot of them are young professional families, start-up couples, single mums with kids or just a small family,” he says. “Tenants end up being a similar profile.”
The Canopi Lae Street properties sold for between $475,000 and $625,000 in late 2009 early 2010.
Canopi Valley Lake will have a display centre in mid-November. Construction is set to begin in March 2012 and is expected to be completed in the middle of 2013.
For advice on buying off the plan, download our free e-book.
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Canopi Valley Lake development to bring compact living to Essendon

For most new apartment buildings, the Owners Corporation starts life with little more than a bank account and the first quarterly strata levies.

At <a href="https://www.apartments.com.au/buildings/9-gay-street-castle-hill-9-gay-street-castle-hill-nsw-2154">9 Gay Street</a> in <a href="https://www.apartments.com.au/developments/castle-hill-nsw-2154">Castle Hill</a>, it starts with around $7 million in reserve.

It's an unusual legacy of what was once one of Sydney's highest-profile apartment remediation projects. When the development, originally known as Skyview and built by disgraced developer Top Place, came under scrutiny by then NSW Building Commissioner David Chandler, an $11 million remediation bond was negotiated to ensure any building defects could be fully rectified.

The building underwent an 18-month remediation program, during which around $4 million of that bond was spent bringing the building up to the standard it should have been in from the outset.

After extensive inspections, all active rectification orders have been lifted. What's more, around $7.2 million remains secured for the Owners Corporation for the next 15 years.

In a twist few would have predicted, what began as a significant concern for purchasers has left the building with something almost unheard of in the apartment market: a multi-million-dollar financial reserve from day one.

[smartcode_project:default project_id=147685 project_image_fid=359136]

<a href="https://www.apartments.com.au/project-marketer/equitifund-group">Equitifund</a> Executive Chairman Greg Huxley said the structure offers buyers a level of certainty that is difficult to replicate.

"The $11 million bond established for the Skyview Castle Hill development represents exceptional value, providing genuine financial security for purchasers," Huxley said.

"Unlike a standard insurance policy, this bond consists of real funds held in trust for the Owners Corporation, offering a tangible layer of protection and added peace of mind."

The apartments themselves have been designed with a focus on practical, contemporary living. Interiors feature Smeg appliances, stone benchtops, tiled living areas, carpeted bedrooms, 2.7-metre ceilings, floor-to-ceiling glazing, and ducted heating and cooling throughout.

Residents also have access to a range of shared amenities, including two rooftop barbecue areas, a swimming pool, children's playgrounds, secure building access, storage cages, and visitor parking.

The location continues to be one of the project's strongest drawcards. Castle Hill Metro Station sits virtually on the doorstep, providing direct connections across Sydney's expanding Metro network, while Castle Towers offers extensive retail, dining, entertainment, and service amenities within walking distance.

[smartcode_project:default project_id=147685 project_image_fid=359127]

The building, now named after its location at 9 Gay Street, comprises a diverse mix of one-, two-, and three-bedroom apartments starting from just under $600,000.

Equitifund National Sales Director Ben Hamblett said demand in the Hills District continues to be driven by buyers seeking convenience and connectivity.

"Interest from both owner-occupiers and investors in Castle Hill remains exceptionally strong, with buyers consistently prioritising developments in close proximity to the Metro station and Castle Towers Shopping Centre," Hamblett said.

"There is a clear trend in the market, with purchasers seeking convenient access to transport and lifestyle amenities that support a seamless, low-maintenance way of living."

On top of the long-term protection afforded by the remaining $7.2 million bond, Equitifund is offering a limited-time stamp duty rebate on selected apartments.

Eligible purchasers can also secure finance options, including a 3.99 per cent two-year variable rate, loan-to-value ratios of up to 90 per cent, and interest-only lending options through EquitiCredit.

[smartcode_project_cta:default project_id=147685]

Joel Robinson

Why this Castle Hill apartment building starts with a $7 million advantage

For much of the past few years, conversations about Australia's property market have centred on the rapid growth seen in Sydney, Brisbane, Gold Coast, and Perth. <a href="https://www.apartments.com.au/developments/melbourne-vic-3004">Melbourne</a> has followed a different trajectory.

That relative underperformance is now encouraging some buyers to reassess the city, particularly those willing to look beyond short-term market movements and focus on quality property in established locations, along with the long-term growth prospects of a city expected to overtake Sydney as Australia’s most populous.

John Bekiaris, Research &amp; Market Insights at <a href="https://www.apartments.com.au/project-marketer/equitifund-group">Projects by Equitifund</a>, said Melbourne's current position is attracting increasingly sophisticated purchasers.

"Melbourne continues to present one of Australia's strongest long-term investment stories," Bekiaris says.

"While other capital cities have experienced stronger recent growth, that relative underperformance is exactly what's attracting sophisticated counter-cyclical investors."

[smartcode_project:default project_id=1979 project_image_fid=363268]

Equitifund isn't just commenting on Melbourne's property market, it's investing in it.

The Sydney-headquartered capital partner has taken over the remaining apartments at <a href="https://www.apartments.com.au/buildings/victoriana-melbourne-20-queens-road-melbourne-vic-3004">Victoriana</a>, the recently completed glass-encased development opposite Albert Park Lake in Melbourne's tightly held St Kilda Road precinct.

Designed by <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> and built by <a href="https://www.apartments.com.au/builders/hickory">Hickory</a>, Victoriana places residents between one of Melbourne's most recognised parklands and the CBD, offering oversized two and three-bedroom apartments aimed at owner-occupiers seeking a genuine alternative to a traditional family home.

The development comprises 232 completed residences alongside a suite of resident amenities, including a 25-metre indoor swimming pool, gymnasium, landscaped entertaining areas, resident lounges, EV charging, secure basement parking and a concierge-style arrival experience.

[smartcode_project:default project_id=1979 project_image_fid=363229]

The apartments have been designed with owner-occupiers firmly in mind.&nbsp;Open-plan living and dining areas flow onto generous balconies framing views across Albert Park Lake, Fawkner Park, the Royal Botanic Gardens and the Melbourne skyline.

Kitchens feature Gaggenau appliances, stone benchtops and generous preparation space. Bedrooms include built-in robes, while bathrooms feature full-height textured tiling. Hardwood flooring and ducted air conditioning complete residences designed for long-term living.

Rothelowman's architecture takes its cues from the landscape opposite the site. Sweeping horizontal glazing references the movement of Albert Park Lake, while generous balconies and expansive glazing strengthen the connection between the apartments and the surrounding parklands. The result is a building designed to deliver the scale and amenity expected of luxury apartment living, while offering the larger floorplans increasingly sought by owner-occupiers.

[smartcode_project:default project_id=1979 project_image_fid=363284]

The location is one of Victoriana's defining characteristics. Positioned on Queens Road, residents are directly opposite Albert Park Lake and within easy reach of Fawkner Park, the Royal Botanic Gardens, South Melbourne, St Kilda Road and the CBD. With few comparable development opportunities remaining in the precinct, buyers are increasingly placing value on outlooks that are unlikely to be interrupted by future construction.

Greg Huxley, Founder of Equitifund, believes those qualities become even more valuable over time.

"Premium real estate has always rewarded buyers who take a long-term view," Huxley said.

"Victoriana represents the kind of asset that's increasingly difficult to recreate today, particularly in an established location like Queens Road."

He said rising construction costs are also changing the way buyers assess completed developments.

"When you combine an irreplaceable location with thoughtful architecture and premium finishes, you create something that becomes increasingly difficult to reproduce as construction costs continue to rise."

[smartcode_project:default project_id=1979 project_image_fid=363228]

According to National Sales Director Ben Hamblett, enquiry has been driven largely by Melbourne downsizers and buyers upgrading from smaller apartments.

"Interest in Victoriana continues to build, with strong buyer focus on the larger owner-occupier residences within the development," Hamblett says.

"Enquiry is increasingly driven by local buyers who recognise the rarity of what's on offer: park-facing apartments in an established neighbourhood where new development opportunities are becoming increasingly scarce. At Victoriana, the view is not just a feature; it's an appreciating asset in its own right."

He said interstate enquiry has also strengthened as buyers reassess Melbourne's position within the national property cycle.

"Melbourne currently stands as the most compelling entry point of any major Australian capital, and discerning buyers are beginning to recognise what those who move early always understand: the best opportunities are taken before the price rise confirms them."

[smartcode_project_cta:default project_id=1979]

Why now is the time to buy in Melbourne's premium apartment market

Developers and apartment buyers have a narrowing window of opportunity before Brisbane's Olympic infrastructure pipeline begins competing directly with residential construction, pushing up costs, tightening labour supply and making new projects increasingly difficult to deliver.

While Brisbane's apartment market continues to benefit from strong population growth and limited housing supply, industry research suggests the years leading up to 2027 could prove to be the most important period for developers looking to secure builders and buyers hoping to purchase before the next wave of price increases.

A new Colliers report, Brisbane 2032 Olympic and Paralympic Games: Creating Solutions, highlights the scale of the challenge. While thousands of new homes are planned across South East Queensland, the Brisbane Olympic Athletes Village alone will deliver more than 10,500 beds during the Games before being converted into around 1,750 to 2,000 apartments. Equivalent to almost two years of typical inner-city apartment supply, the project will also absorb a significant share of the construction workforce and building materials.

The broader construction pipeline paints an even clearer picture.

Construction Skills Queensland's Horizon 2032 report forecasts Queensland's annual construction pipeline will average $69 billion over the coming years before peaking at $75 billion in 2027-28. Demand for construction workers is expected to increase by 17 per cent to almost 150,000 people, with the industry facing an annual shortfall of around 19,000 workers that could blow out to as many as 35,000 during the peak construction period.

The Olympic venues, athletes village and supporting infrastructure will account for billions of dollars worth of work across South East Queensland through to 2032, creating intense competition for labour at a time when Australia's residential construction sector is already under pressure.

[smartcode_project:default project_id=150489 project_image_fid=373834]

Colliers Queensland Residential Director Andrew Scriven said the convergence of these projects is creating a clear window of opportunity for both developers and buyers.

"From 2027 onwards, the market will shift dramatically," Scriven said.

"Labour will increasingly be locked into government-led infrastructure and Olympic projects, which means private residential developments will face higher costs and tighter margins. The developers who move now are the ones most likely to get projects off the ground."

Scriven said the same dynamic would also affect buyers, with fewer apartment projects expected to launch once construction capacity tightens.

"If you're looking to change your lifestyle over the next five years, now is your window of opportunity to buy."

[smartcode_project:default project_id=150713 project_image_fid=373827]

Developers are already positioning themselves ahead of that window.

Following the success of Monarch at Toowong, Consolidated Properties is preparing to launch two new Brisbane apartment projects in the second half of 2026. They include <a href="https://www.apartments.com.au/new-apartments/gloriette-30-bedivere-street-yeerongpilly-qld-4105">Gloriette</a> at Yeerongpilly Green, a 25-storey tower within one of Brisbane's key Olympic precincts, and <a href="https://www.apartments.com.au/new-apartments/castile-47-skyring-terrace-newstead-qld-4006">Castile</a>, a recently approved 25-storey riverfront development at 47 Skyring Terrace in Newstead.

Hutchinson Builders will deliver both projects, with early works already underway at Yeerongpilly and Newstead expected to commence later this year.

The timing comes as Brisbane's fundamentals continue to strengthen, with strong interstate migration, population growth and vacancy rates remaining below 1.5 per cent.

Colliers Queensland researcher Pragya Sharma said Greater Brisbane is forecast to require around 40,000 new apartments between 2021 and 2031.

"There's a real mismatch emerging between when housing is needed and when it will be feasible to build," Sharma said.

"As a result, the period leading up to 2027 presents a key window of opportunity for developers to secure approvals, funding and construction capacity, while buyers will have greater choice before supply constraints intensify."

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

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

It's taken less than nine months for developer Sherpa Property Group to sell out all 51 apartments in its <a href="https://www.apartments.com.au/new-apartments/flourish-oasis-palm-beach-7-9-sixth-avenue-palm-beach-qld-4221">Flourish Oasis</a> development in <a href="https://www.apartments.com.au/developments/palm-beach-qld-4221">Palm Beach</a>, over a year before its anticipated completion.

&nbsp;

Located at 7-9 Sixth Avenue, the $67 million development has resonated strongly with both local owner-occupiers and downsizers seeking high-quality apartments within walking distance of the beach, dining precincts and everyday amenities.

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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."

[smartcode_project:default project_id=151449 project_image_fid=357463]

Construction is now progressing following development approval, with trusted builder LPS Group delivering the project and completion anticipated in Q3 2027.

Oasis forms part of Sherpa Group's successful Flourish collection, which has become recognised for its focus on wellness, community and elevated coastal living.

[smartcode_project:default project_id=151449 project_image_fid=357469]

Residents will have private access to a rooftop amenity space featuring a pool, gym, sauna, steam room, hot and cold plunge pools, spa and barbecue facilities.

"The success of Oasis demonstrates that buyers continue to prioritise quality, location and lifestyle," Leet said.

"We are proud to have delivered a project that has resonated so strongly with the market and look forward to bringing Oasis to life for our future residents."

Sherpa recently launched <a href="https://www.apartments.com.au/new-apartments/flourish-soleira-palm-beach-1150-1160-gold-coast-highway-palm-beach-qld-4221">Flourish Soleira</a>, its third instalment of the Flourish brand in Palm Beach following Flourish Oasis and <a href="https://www.apartments.com.au/new-apartments/amargo-6-12-sixth-avenue-palm-beach-qld-4221">Flourish Amargo</a>.

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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.

[smartcode_project:default project_id=134951 project_image_fid=368645]

Cox Architecture has designed La Vera to capture the best of its unique positioning on Talavera Road, orienting the building towards Lane Cove National Park.&nbsp;The building features a sculpted northern façade with flowing curves inspired by the surrounding landscape, while its city-facing elevation adopts a more structured architectural expression to maximise skyline views.

"The vision for the project was to conceive a building that adopted an organic and curvilinear form to the northern portion that faces the Lane Cove National Park," <a href="https://www.apartments.com.au/architects/cox-architecture">Cox Architecture</a> Director Felipe Miranda said.

"The residents that reside in the northern portion of the building benefit by having beautifully crafted curved balconies that speak to the natural context and heighten the relationship of their internal living spaces to the external balconies."

[smartcode_project:default project_id=134951 project_image_fid=358802]

La Vera offers a diverse mix of one, two, three, and four-bedroom configurations, with prices currently starting from $740,000. Buyers so far have been a mix of Sydney-based investors,&nbsp;metro commuters, owner-occupiers and downsizers from surrounding North Shore suburbs.

Both investors and owner-occupiers have been drawn to La Vera's proximity to Macquarie University, Macquarie University Hospital, Macquarie Centre and the Sydney Metro, infrastructure that supports both strong rental demand and a convenient lifestyle for residents.

The apartments feature full-height glazing, timber flooring throughout living areas, stone kitchen benchtops, SMEG appliances, floor-to-ceiling bathroom tiling and ducted air conditioning.

Residents will have access to a rooftop recreation level featuring a swimming pool, sauna, barbecue facilities and landscaped relaxation areas, complemented by additional communal space at ground level. Many apartments enjoy uninterrupted views across Lane Cove National Park, reinforcing the project's connection to its natural setting.

[smartcode_project:default project_id=134951 project_image_fid=364551]

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a>, a family-owned developer and builder with nearly four decades of experience, holds a 4.5-star iCIRT rating and was Australia's first developer to introduce 10-Year Latent Defects Insurance (LDI). La Vera is the first apartment development in <a href="https://www.apartments.com.au/developments/macquarie-park-nsw-2113">Macquarie Park</a> approved to offer the additional insurance protection, alongside a five-year warranty on SMEG appliances.

Urban Property Group CEO Patrick Elias said the additional protection reflects changing buyer expectations in the off the plan market.

"Consumers are a lot more weary and a lot more concerned in buying off the plan than they ever have been. Having LDI is a tool to portray the confidence that we have in our product, and a confidence we want buyers to share," Elias said.

Following completion of the building later this year, buyers will move into their apartments well before Christmas.

[smartcode_project_cta:default project_id=134951]

Cassidy Knowlton

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