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This week's Friday Form Guide looks at the four Richmond cottages featured on Channel 9 hit The Block and what they might net for investors. 
37 Cameron Street, <a target="_blank" title="Richmond" href="/news">Richmond</a>, VIC, 3121
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The only double-fronted cottage on The Block, the property at 37 Cameron Street has higher price hopes - and higher expected rents - than the other three. Like the other three properties, Josh and Jenna's offering has three bedrooms and two bathrooms, and listing agent Ruth Roberts of <a target="_blank" title="Woodards" href="https://www.realestateview.com.au/cgi-bin/view.pl?OID=2961137&amp;s=510577217&amp;Sub=RICHMOND&amp;BeL=0&amp;BeH=9999&amp;PrL=0&amp;PrH=999999&amp;Surr=&amp;IKW=&amp;PT=hou&amp;PT=uni&amp;PT=stu&amp;PT=lan&amp;PT=dev&amp;PT=tow&amp;PT=inv&amp;PT=sem&amp;PT=pen&amp;PT=vil&amp;PTr=&amp;CS=&amp;OrderBy=listed&amp;OrderStr=&amp;Con=S&amp;SearchPage=&amp;Bkmk=_&amp;OFI=&amp;OFIDays=&amp;ListedDays=&amp;BS=10&amp;Thu=&amp;Qui=n&amp;tp=2sale">Woodards</a> says the property could be expected to fetch between $1,200 and $1,300 per week in rent and has price hopes of $900,000 to $990,000. If the property sells at $900,000 and is rented at $1,300 per week, that would net an investor yiels of 7.5%, far higher than the<a target="_blank" title="Richmond" href="/news"> indicative gross rental yield for Richmond of 3.5%</a>, according to RP Data.  All four properties go to auction on Saturday, August 20 at Fitzroy Town Hall. For the depreciation of The Block cottages, click <a href="https://www.propertyobserver.com.au/residential/renovating/investors-tipped-to-appreciate-the-block-s-depreciation/2011081951226" title="The Block depreciation" target="_blank">here</a>.
 
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39 Cameron Street, <a target="_blank" title="Richmond" href="/news">Richmond</a>, VIC, 3121
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Listing agent Russell Cambridge of <a target="_blank" title="Biggin Scott" href="https://www.bigginscott.com.au/property.cfm?propertyID=1806170">Biggin Scott</a> says 39 Cameron Street has the lowest reserve price out of the four properties on The Block and thus will be the best bet for investors. He is quoting $800,000 to $880,000 (and says the reserve is within that range) for the property, renovated by Polly and Waz, which he expects to fetch rents of between $700 and $750 a week. If it sells for $800,000 and rents for $750 a week, that would net the landlord yields of 4.9%. Cambridge says he expects it to go for the lowest price, but it is comparable to the other three. Although some buyers have been put off by perceived interest in the reality show property, Cambridge says he has had serious interest from only two or three potential buyers.   
 
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41 Cameron Street, <a target="_blank" title="Richmond" href="/news">Richmond</a>, VIC, 3121
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<a href="https://www.hockingstuart.com.au/" title="Hocking Stuart" target="_blank">Hocking Stuart</a> listing agent Jodie McCarthy is the only one of the four agents Property Observer spoke with who quoted an estimated rent for an unfurnished property. McCarthy estimates that the property at 41 Cameron Street, renovated by Katrina and Amie, would garner between $660 and $700 a week in rent.McCarthy says she has price hopes of between $800,000 and $900,000. If it sells for $800,000 and is rented out at $700 per week that would net an investor a yield of 4.6%, far higher than the Richmond average rental yield for a house of 3.3%.
 
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43 Cameron Street, Richmond, VIC, 3121
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Clayton Smith of <a href="https://www.jelliscraig.com.au/property/RICHMOND-43-Cameron-Street/2954363/" title="Jellis Craig" target="_blank">Jellis Craig </a>has the highest rental estimate of the single-fronted cottages, at $750 to $800 per week. His price hopes for the property are $800,000 to $900,000, but Smith says he is feeling that Rod and Tania's property will fetch a price "at the upper end of that range". If the property sells for $800,000 and rents at $800 per week, that would equate to a yield of 5.2%. If it sells at $900,000 and rents for $750, that would net an investor a yield of 4.23%, higher than the gross indicative yield for Richmond of 3.3%, according to RP Data. 
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cknowlton-QnEa6ntUYP

Friday Form Guide: Yields of up to 7.5% if all goes well at The Block's blockbuster auction

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Fashion designer Vera Wang has bought a reported $9.2 million house in celebrity-studded Beverly Hills. The house was listed in March for $10.9 million. Stephen Shapiro of the Westside Estate Agency, who represented Wang in the purchase, confirmed to the <a target="_blank" title="Wall Street Journal" href="https://online.wsj.com/article/SB10001424053111904007304576499272815126288">Wall Street Journal </a>that the designer, best known for her extensive and popular bridal wear collection, had bought the property. The house has been recently renovated and has four bedrooms, a home theatre, glass walls and a pool and spa. 
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Vera Wang buys in Beverly Hills

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234 Port Road, <a target="_parent" title="Alberton" href="/news">Alberton</a>, SA, 5014
This 19th-century Baptist church has been an orphanage, a home wares showroom and the home of four-time Archibald Prize finalist David Bromley.
The original pipe organ is still in situ, as is the marble baptismal font. 
The striking high ceilings, large kitchen botanical-style gardens and moulded architraves and skirtings make the property stand out from the crowd. The main bedroom is currently used as a showroom studio, but the property could be returned to residential use. 
English-born artist David Bromley migrated to Australia with his family in 1964, and his work came to prominence in the mid 1980s. His work is featured in the collections of Artbank, Art Gallery of South Australia, Art Gallery of Western Australia and the National Gallery of Victoria.
The church sold the property in 1999 for $249,500, and it last sold in 2005 for $880,000.
It is being marketed by <a target="_blank" title="Century 21" href="https://www.century21.com.au/c21/propertySearch/brochure.cfm?grplstno=SA1916407&amp;State=SA&amp;SBRB=ALBERTON&amp;pcde=5014">Century 21</a> agents Rosalie Grickage and Wayne Dann with price hopes in excess of $2 million.
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Former home of David Bromley a heavenly offering

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Jerrara Falls, Jamberoo, NSW, 2533
On 96 hectares, this Saddleback Mountain property would be suited to a variety of rural pursuits. It is currently used as a dairy farm with 10 paddocks, one of them quite large, but could be reconfigured. The homestead has five bedrooms, three bathrooms and a four-car garage. There is also a separate one-bedroom caretaker's cottage.  It is being sold by <a target="_blank" title="Elders Real Estate" href="https://www.eldersrealestate.com.au/office/jamberoo/residential/buy/property-house-nsw-jamberoo-460884">Elders Real Estate</a> agent Vivienne Marris with price hopes of $5 million plus. It is a 90-minute drive to Sydney and a five-minute drive to the coast.
"Take the time to enjoy enchanting bushwalks over the property and you will discover waterfalls, creeks, spillways, rainforest, good quality pastures, magical birdlife, wallabies, wombats and echidnas," Marris says.
"Old wood Morton Bay figs, the original homestead chimney still standing proudly over the grounds and the even older Australian Red Cedar used on the inside of the homestead capture a time past and a future to be made on this special parcel of Saddleback Mountain in the pristine valley of Jamberoo." 
 
 
 
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Rural holding of 96 hectares on Saddleback Mountain on offer

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The Australian Securities and Investments Commission is reportedly investigating consumer advocacy group Choice and a company co-founded by Kevin Rudd's former press secretary over credit licence requirements and consumer protection laws.

Lachlan Harris, who previously worked as press secretary for Kevin Rudd, would not confirm with Property Observer this morning whether an investigation is taking place into his company One Big Switch, but said he is comfortable with the company's legal position.
"We are very comfortable with our legal position. There's been a lot of speculation within the industry, but we are comfortable with our legal position and we have a good team of legal advisors."
An ASIC spokesperson also told Property Observer this morning there would be no comment on the matter.
Choice spokesman Christopher Zinn was contacted this morning, but was unavailable prior to publication. He told the Australian Financial Review that "we are aware of the position of the new credit laws and we are adhering with them as a referrer".
The AFR has reported that One Big Switch, a business designed to sign up thousands of mortgage holders in order to leverage banks to get better deals, is being investigated. One Big Switch is working together with Choice.
The businesses hope to be funded through commissions after signatories receive a new mortgage product.
ASIC has reportedly made investigations into whether Choice needs to obtain a credit license, and whether One Big Switch is complying with credit laws.
It is understood that the Mortgage and Finance Association complained that One Big Switch is not conducting profiles on the thousands of mortgage holders it has already signed up – a requirement under the new laws to determine if a mortgage product is suitable for them.
Australian Bankers Association chief executive Steven Munchenberg has told the publication that Choice should review whether it should call itself a consumer advocacy group.
"They are saying commissions are bad when banks charge them but it's okay for them to recommend people use a service funded by commissions," he said.
This article originally appeared on <a target="_blank" title="SmartCompany" href="https://www.smartcompany.com.au/legal/20110817-asic-investigating-consumer-group-choice-company-run-by-ex-kevin-rudd-staffer">SmartCompany</a>
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ASIC investigating One Big Switch

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56 Gloster Street, Subiaco, WA, 6008
With period charm and modern amenities, this six-bedroom, two-bathroom in the Perth suburb of Subiaco has plenty of room for a large family. Built in the 1920s but completely refurbished, it includes polished floorboards, a bullnose veranda and an outdoor area with a barbecue and pizza oven. The property is being marketed by <a href="https://www.paxtonhoad.com.au/property.aspx?pid=258383" title="Paxton Hoad" target="_blank">Paxton Hoad Subiaco</a> agent James Paxton with price hopes of $2.25 million. 
 
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Living large in Subiaco

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62 Palm Beach Road, Palm Beach, NSW, 2108
On an elevated block with water views, this six-bedroom, four-bathroom house is in the enclave of five properties aptly named Observation Point. The split-level living space has floor-to-ceiling windows to capitalise on those million-dollar views, and it includes a self-contained retreat with a kitchen that <a href="https://www.mcgrath.com.au/buy/house-palm-beach-nsw-2108/102469/?searchID=8304723" title="McGrath" target="_blank">McGrath Palm Beach</a> agent Noel Nicholson, who is marketing the property, says would be perfect for the help.
Nicholson hopes to secure $5 million plus for the property. It was for sale with price hopes of $6 million plus in early 2010, but the price came down to $5 million plus in mid-2010.
The first of the five Observation Point homes sold off the plan in 2003, two years before completion, at close to $5.35 million. 
 
 
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Views to thrill in Palm Beach

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The poor performance of the local property sector has been dealt another blow by an economist who says that Australian property is as much as 60% overvalued and could see the same type of crash that occurred in Japan over 20 years ago.

Those comments come alongside predictions from bankers and analysts that the Reserve Bank will hold off from raising interest rates when it meets again next month.
Economist Harry Dent has told the <a href="https://www.heraldsun.com.au/business/dont-bet-on-an-interest-rate-drop/story-fn7j19iv-1226114811537">Herald Sun</a> that the Australian market is looking much the same way the Japanese market did before its crash in the 1980s, when values fell by as much as 60%.
"That's what Australia could be looking at. I think prices will go back down to where they were in mid-2000, to where young families can start affording a house again - so that could prove a good thing," he said.
Such comparisons have been made before, with some analysts saying the Australian market is gearing itself up for a fall. Local economist Steve Keen has famously predicted that property prices could fall as much as 40% over the next 10-15 years. (That prediction was made in 2007).
However, many local economists have rejected such predictions, saying the markets cannot be compared. APM economist Andrew Wilson says the Australian market has remained one of the most resilient, and it would take a significant change for prices to plummet by that much.
"International investors last week showed a very significant leap of faith in the Australian sharemarket, and by extension, the Australian economy. There is a sense that Australia provides a safe haven in terms of residential property."
Wilson says the comparisons between Japan and Australia are flawed given the widely different nature of incomes, the property market itself and the connection to the Chinese economy which is unlikely to see its growth rate plummet in the near future.
"What we've seen during the GFC is that China sort of switched from an externally driven type of economy to growth within the domestic economy which showed it can remain resistant to downturns in the domestic export market."
"That's a very comforting outcome for Australia."
Wilson also points to the weekend's auction results, which were "resilient" given the massive turmoil in sharemarkets worldwide and renewed discussion about whether the RBA would in fact raise rates next month.
ANZ's Phil Chronican and Commonwealth Bank chief executive Ralph Norris have now publically said they believe the RBA will keep rates on hold.
This article originally appeared on <a href="https://www.smartcompany.com.au/property/20110815-us-economist-predicts-housing-prices-to-fall-60-but-local-analysts-say-market-resilient" title="SmartCompany" target="_blank">SmartCompany.com.au</a>
 
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US economist predicts Australian housing crash

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14734 Sutton Street, Sherman Oaks, CA, 91403
Singer Pink and her motorcross racer husband Corey Hart have put their four-bedroom, five-bathroom house in Los Angeles on the market with price hopes of $4 million plus. The Grammy winner's Spanish-style house is complete with a high wall and thick foliage, which <a target="_blank" title="Rodeo Realty" href="https://www.rodeore.com/claw_featured.asp">Rodeo Realty</a> listing agent Louis Woolf of Rodeo Realty says makes it "an ideal celebrity retreat". It includes an infinity pool, grotto spa and barbecue area. Pink and Hart are rumoured to be living in Malibu, having already vacated Sherman Oaks. The Sherman Oaks property is listed in the name of James Moore, Pink's father (the singer's real name is Alecia Moore). The couple had a baby, Willow, earlier this year. One blogger wrote that the house looks more like a "modern-day suburban McMansion than a old-timey vintage hacienda," but so what, Pink's still a rock star.
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This used to be a fun house...

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1 Port Douglas Rainforest Estate, <a target="_blank" title="Port Douglas" href="/news">Port Douglas</a>, Queensland, 4877
Rainforest Estate, a four-hectare luxury property in far north Queensland’s tropics, is on the market as either short-stay accommodation or a private residence.
Vendors Allen Perry and Christine Brinkley, who founded software development company Coglin Mill, are hoping for $5 million for the property but have “realistic expectations”, according to <a href="https://www.ljhooker.com.au/AFFF4A" title="LJ Hooker Port Douglas" target="_blank">LJ Hooker Port Douglas</a> agent Michael Samson, who is marketing the property. The property has five bedrooms, four bathrooms, a kidney-shaped pool and luxurious fittings and fixtures.
The property comprises four interconnected buildings, undisturbed rainforest and enough cleared land for a helipad. When Brinkley and Perry rented out the property it had a 30% occupancy rate, which generated annual income over $100,000.
When Brinkley and Perry bought the property it was in a neglected state, and the couple spent several million dollars reclaiming it from the surrounding rainforest and creating a luxury home. They now plan to turn their attention to building an 81-hectare eco-resort in Port Douglas.
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Rainforest retreat with $5 million hopes

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

Joel Robinson

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

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

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

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

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

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

It's taken less than nine months for developer Sherpa Property Group to sell out all 51 apartments in its <a href="https://www.apartments.com.au/new-apartments/flourish-oasis-palm-beach-7-9-sixth-avenue-palm-beach-qld-4221">Flourish Oasis</a> development in <a href="https://www.apartments.com.au/developments/palm-beach-qld-4221">Palm Beach</a>, over a year before its anticipated completion.

&nbsp;

Located at 7-9 Sixth Avenue, the $67 million development has resonated strongly with both local owner-occupiers and downsizers seeking high-quality apartments within walking distance of the beach, dining precincts and everyday amenities.

[smartcode_project:default project_id=151449 project_image_fid=357458]

Christie Leet, Founder of <a href="https://www.apartments.com.au/developers/sherpa-property-group">Sherpa Group</a>, said the sell-out reflected both the strength of the Palm Beach market and the success of Sherpa's community-first approach to development.

"The sell-out of Oasis is a fantastic outcome and reinforces the strong demand we're seeing for thoughtfully designed apartments in lifestyle locations," Leet said.

"From the outset, our vision was to create a development that genuinely enhanced the Palm Beach community while providing residents with exceptional homes and wellness-focused amenities.

"We've been incredibly encouraged by the level of local support throughout the campaign, 72.5 per cent of buyers are locals, with a significant proportion of purchasers choosing Oasis as their future home rather than an investment."

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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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