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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

A mix of Gold Coast locals, fly-in, fly-out purchasers from Sydney and Melbourne, and Brisbane-based families has driven early sales success at Broadbeach's newest apartment tower, Lumara.

The 26-level project, a joint venture between builder-developer 5Point Projects and Bourke Projects, comprises just 37 luxury residences and is attracting a buyer profile that is looking for exclusivity, above the most amenity-rich suburb on the Gold Coast.

[smartcode_project:default project_id=150454 project_image_fid=364156]

Jamie Bourke, Director of Bourke Projects, says every buyer secured so far intends to use Lumara as a lock-up-and-leave residence, combining holiday use with the ability to work remotely when required.

“The size of the apartments, both half- and full-floor options, and the different zones within the floorplans, lends itself perfectly to dedicated home office setups and multi-generational family holidays,” Bourke says.

That flexibility has become a key drawcard for affluent buyers seeking a second residence on the Gold Coast without sacrificing the ability to conduct business away from their primary home base.

The absence of holiday letting within the building has also resonated strongly with purchasers.

“This type of buyer doesn't need to generate holiday rental income,” Bourke says. “They're paying for exclusivity, privacy and certainty around who their neighbours are.”

[smartcode_project:default project_id=150454 project_image_fid=366491]

The strong demand comes amid broader shifts in the high-end apartment market following the Federal Budget announcements in May.

“We were already seeing strong enquiry from high-net-worth buyers, but that has only accelerated since the policy changes,” Bourke says.

“A lot of those buyers are looking to place more capital into premium lifestyle assets rather than investment-grade stock that has been targeted by the Federal Government.”

[smartcode_project:default project_id=150454 project_image_fid=366486]

Designed by Cottee Parker, Lumara adopts a slender, sculpted form with an emphasis on natural materials suited to its beachfront setting. The architectural approach draws on coastal influences, with a palette of stone, timber and concrete selected for durability and the ability to weather over time.

Apartments are limited to three and four-bedroom configurations, with a maximum of two residences per floor through the mid-levels and a selection of full-floor and dual-level homes in the upper levels. All apartments are oriented to the north to maximise natural light, cross-ventilation and views across the ocean, city skyline and hinterland.

A two-level amenity offering is positioned high within the building on levels 20 and 21, conceived as a sky wellness retreat. Facilities include a magnesium pool, spa, sauna and steam rooms, alongside more social spaces such as a private dining room, resident lounge, workspaces and outdoor barbecue areas integrated with landscaped greenery.

The uppermost levels are reserved for larger-format residences, including several full-floor homes and a dual-level penthouse with its own private wellness features and recreational spaces.

&nbsp;

To give buyers confidence, 5Point and Bourke commenced construction ahead of the apartments launching to the market, a sure-fire way to prove they mean business, and the building will be delivered. They are targeting a 2028 completion date.

[smartcode_project_cta:default project_id=150454]

Joel Robinson

Locals, interstate holiday makers, drive early sales at Lumara, Broadbeach's newest luxury apartment tower

Often when it comes to purchasing property, the biggest barrier to entry is the deposit. Buyers of established homes typically aim for a 20 per cent deposit to avoid the added cost of Lenders Mortgage Insurance, while most property transactions require around a 10 per cent deposit when contracts are exchanged.

The off-the-plan market works differently, with buyers typically paying a deposit during construction and settling the balance upon completion. As completion approaches at <a href="https://www.apartments.com.au/new-apartments/fabbrica-fitzroy-369-gore-street-fitzroy-vic-3065">Fabbrica Fitzroy</a>, developer <a href="https://www.apartments.com.au/developers/pace-development-group">Pace</a> is making it easier for buyers to secure a residence through a deposit-matching incentive. Purchasers need only contribute a five per cent deposit*, with Pace matching the remaining five per cent.

The offer comes as Pace unveils a completed display apartment and townhouse, now available for inspection by appointment ahead of the project's Spring completion.

[smartcode_project:default project_id=139552 project_image_fid=371009]

Designed by <a href="https://www.apartments.com.au/architects/sjb-architects">SJB</a> with interiors by <a href="https://www.apartments.com.au/interior-designers/winwood-mckenzie-architecture">Winwood Mckenzie</a> and landscaping by <a href="https://www.apartments.com.au/landscape-architect/acre">Acre</a>, Fabbrica draws on Fitzroy’s industrial and manufacturing history, incorporating references to the former Argyle Shirt Factory and Life Savers Confectionery Company that once occupied the site.

The development comprises 85 residences, spanning low-maintenance apartments through to larger-format townhouses with private street access and double lock-up garages, a relatively uncommon offering in Fitzroy’s higher-density apartment market.

Pace says the project has been designed to appeal to buyers seeking inner-city convenience without sacrificing space, flexibility, or amenity.

[smartcode_project:default project_id=139552 project_image_fid=371016]

Inside the residences, Winwood Mckenzie has focused on adaptable layouts and integrated detailing, with features including custom joinery, and concealed storage solutions. The material palette leans into warm, tactile finishes intended to complement the building’s industrial architectural language.

Fabbrica’s rooftop amenity is a key part of the project offering. Spanning around 800 sqm, the communal rooftop includes a private dining room, communal kitchen, lounge spaces, work-from-home zones, and outdoor dining areas overlooking the Melbourne CBD skyline.

[smartcode_project:default project_id=139552 project_image_fid=371017]

Landscape architecture studio Acre has introduced a layered rooftop garden designed to soften the urban setting while creating a more communal environment for residents.

The Fitzroy location also positions residents within walking distance of Brunswick Street, Smith Street, parks, cafés, galleries, and public transport, while remaining only minutes from Melbourne’s CBD. The project has an enviable Walk Score of 96.

[smartcode_project:default project_id=139552 project_image_fid=371025]

Pace, which is also delivering the project as builder, has developed more than 100 projects across Melbourne over the past three decades. The vertically integrated approach has become increasingly common among developers seeking greater control over construction delivery amid broader market pressures affecting the apartment sector.

The strikingly contemporary Gore Street development is now around 70 per cent complete, with purchasers expected to move into their new homes in Spring 2026. A limited number of residences remain available under the current deposit match offer.

*Conditions apply in relation to the deposit match offer.

[smartcode_project_cta:default project_id=139552]

Pace offers five per cent deposit match at Fabbrica Fitzroy ahead of Spring completion

Sydney developer Hyecorp's roots on the Lower North Shore stretch back three generations, and that deep understanding of the market continues to shape where and how it develops today.

From high-rise towers to boutique apartment projects, the family-run developer has built its reputation by focusing on a part of Sydney it knows intimately. Founded by Michael Abolakian in the early 1990s, Hyecorp is now led by his sons Stephen, Troy and Patrick.

Stephen Abolakian, joint managing director alongside Troy, has spent more than two decades in the business, overseeing development, planning, finance, marketing and sales.

Abolakian says the developer's disciplined focus on where it chooses to operate has been, and continues to be, one of Hyecorp's greatest strengths.

“We know the buyer profile exceptionally well,” Abolakian says.

“The demographics between places like Willoughby, Chatswood, St Leonards and Roseville are very similar. There are nuances between suburbs and projects, but culturally and from a buyer perspective, there’s a strong overlap.”

That buyer has historically been overwhelmingly owner-occupier driven.

Unlike many Sydney apartment developers that have traditionally relied heavily on investor demand, Hyecorp’s projects have typically attracted downsizers, upsizers, rightsizers and family owner-occupiers seeking long-term homes rather than short-term investments.

“Historically, investors have been a much smaller portion of our demand profile,” Abolakian says.

“We design for owner-occupiers. We don’t design for yield, we design for comfort, amenity, family living and long-term usability.”

That philosophy extends well beyond apartment layouts.

From landscaping and communal gardens to shared amenities and circulation spaces, Hyecorp’s developments are designed around how people actually live, something Abolakian believes has become increasingly important in Sydney’s apartment market.

“There was probably a period where having an approved project in market was enough,” he says.

“There wasn’t as much competition and if you built it, buyers would come. That’s no longer the case.”

“There’s more supply in the pipeline now, particularly with TOD precincts and low and mid-rise reforms opening up opportunities across Sydney. Buyers have more choice, so if you get the product wrong, they’ll simply go elsewhere.”

[smartcode_project:default project_id=110379 project_image_fid=311393]

The shift has forced developers to become more sophisticated in how they approach apartment design, particularly as owner-occupier expectations continue to rise.

For Hyecorp, that means thinking beyond who the buyer is today and designing for who they may become in five or 10 years' time.

“People buying now often aren’t moving in for several years,” Abolakian says.

“You might have a young couple buying today, but by the time they move in they may have children, older children, or changing lifestyle needs. You’ve got to think about how families evolve.”

That thinking also shapes Hyecorp’s approach to amenity, which positions wellness at the forefront.

[smartcode_project:default project_id=149594 project_image_fid=362634]

While resort-style facilities have become increasingly common marketing tools across Sydney apartment developments, Abolakian says the challenge is ensuring amenities are genuinely usable and appropriate for the scale of the project.

“If amenities are done right, they can materially improve the living experience,” he says, adding however that if you&nbsp;overdo it or get it wrong, you can end up with facilities nobody uses that simply create ongoing strata costs.”

That balance is something Hyecorp is aiming to strike with projects like Roseville Avenue, one of the group's upcoming Lower North Shore developments, which Abolakian describes as bringing a resort-style living experience into a metropolitan setting.

“It’s about creating something that feels special without being excessive,” he says.

“Good gardens, quality apartments, thoughtful amenity. Creating that resort feeling in a metro location.”

<img alt="Hyecorp" data-entity-type="file" data-entity-uuid="13c4c0f3-b1b7-44cf-9344-0b3d1d07797a" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-02%20at%2012.14.57%E2%80%AFPM.png?VersionId=9OLWjyj2bYkDV35F78WJnyMSPfc2bJ2z" />

The focus on owner-occupier product comes as Sydney’s apartment market continues to navigate a difficult development environment.&nbsp;For Hyecorp, maintaining an in-house operating model across construction, sales, marketing and development management has become increasingly important in navigating that environment.

“We’ve always believed in keeping a lot of the process in-house,” Abolakian says.

“It creates efficiencies, but it also creates quality control. You can make faster decisions and ensure the end product stays aligned with the original vision.”

Despite the challenges, Abolakian believes demand for quality owner-occupier apartments across Sydney remains strong beneath the surface, particularly across established Lower North Shore suburbs where downsizers continue to seek new housing options close to existing communities.

“There are definitely people waiting,” he says.

“Once some of the broader uncertainty settles, whether that’s the global environment or some of the local economic noise, I think the right projects will perform very strongly.”

Hyecorp currently has three residential developments on the market across Sydney’s Lower North Shore.&nbsp;Audrey, St Leonards, positioned opposite Newlands Park, is nearing completion and preparing to welcome its first residents, with the project now almost sold out.

Hyecorp has also recently launched&nbsp;<a href="https://www.apartments.com.au/new-apartments/celine-chatswood-37-archer-street-chatswood-nsw-2067">Celine Chatswood</a>, an architectural tower, while continuing to deliver&nbsp;<a href="https://www.apartments.com.au/new-apartments/juliet-roseville-64-pacific-highway-roseville-nsw-2069">Juliet Roseville</a>, a more boutique scale of development with just 34 apartments.

Why Hyecorp continues to back Sydney's Lower North Shore apartment market

South East Queensland’s apartment market is entering a new phase defined by rising prices, constrained affordability, and mounting pressure on the construction pipeline, according to RPM Group’s latest SEQ Apartments &amp; Townhomes Market Report.

The May 2026 report highlights a widening divide between what buyers can afford and what developers can viably deliver, with detached house prices continuing to push more buyers toward apartments across Brisbane, the Gold Coast, and the Sunshine Coast.

RPM says Brisbane’s median house price has reached around $1.5 million, accelerating the shift toward higher-density housing as buyers are increasingly priced out of the detached market.

[smartcode_project:default project_id=135094 project_image_fid=356540]

Median unit prices rose across all three major SEQ markets in the March quarter. Brisbane City recorded the strongest annual growth, with median unit prices climbing 21 per cent to $862,000, while the Gold Coast reached the highest overall median at $950,000, up 17 per cent year-on-year. The Sunshine Coast followed at $870,000, representing annual growth of nine per cent.

RPM noted the affordability gap between houses and units remains significant, with detached homes commanding premiums of 67 per cent in Brisbane and 68 per cent on the Gold Coast relative to apartments.

The report suggests this price disparity is increasingly consolidating buyer demand within the apartment market, particularly among downsizers and owner-occupiers.

“Demand is real. Supply is moving. But they’re operating on different timelines and the gap between what’s being built and what buyers can afford is the defining tension in this market right now,” RPM Queensland and NSW Managing Directors Peter Neale and Clinton Trezise said in the report.

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While approvals and commencements are strengthening, RPM argues the delivery pipeline remains constrained by construction costs, labour shortages, and extended build timelines.

Apartment approvals across Queensland increased 86 per cent over the year to February 2026, reaching 12,682 approvals, the highest level recorded since 2016. Brisbane overtook the Gold Coast as the state’s most active apartment approval market, with nearly 5,000 apartments approved over the past 12 months.

Unit commencements also strengthened considerably, rising 48 per cent year-on-year to 5,453 commencements in the December 2025 quarter, the highest level since 2018.

However, RPM’s research found apartment delivery timeframes have expanded sharply compared to the previous cycle. Projects are now averaging around 30 months from approval to completion, compared to roughly 20 months a decade ago.

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The number of units under construction has climbed to approximately 31,530 dwellings, nearing the previous 2016 peak, though projects are remaining in the pipeline for considerably longer.

Construction costs continue to weigh heavily on feasibility. RPM found the average apartment construction cost in Greater Brisbane reached $630,000 per dwelling in 2025, exceeding both Sydney and Melbourne. Coastal Queensland markets, including the Gold Coast and Sunshine Coast, were even higher at an average of $817,418 per apartment due to the prevalence of larger premium product.

The report also points to increasing pressure from Olympic-related infrastructure spending ahead of Brisbane 2032, with labour competition expected to intensify over the next several years.

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ANZ Associate Director of Property Daniel Gradwell said the underlying demand drivers across South East Queensland remain strong, supported by interstate migration, downsizers, and population growth.

“The challenge is bringing enough supply to market to meet that demand, and nothing on the horizon makes that straightforward,” Gradwell said.

RPM’s analysis found the affordability challenge is becoming more pronounced in the new apartment market itself, with only three per cent of surveyed new apartments priced below $1 million.

Instead, the market is increasingly concentrated in higher price brackets, with the most common new apartment price band across SEQ sitting between $1.5 million and $1.75 million. Around half of all new apartment stock surveyed is priced below $2 million.

The report suggests developers are not necessarily avoiding lower price points by choice, but because current construction economics make delivering affordable apartments increasingly difficult at scale.

Rental conditions also remain tight across the region. Median rents for one-bedroom apartments rose 12 per cent in Brisbane over the past year to $580 per week, while Gold Coast one-bedroom rents increased nine per cent to $630.

Despite rising rents, RPM noted bond lodgements have generally trended downward over the past five years, indicating more apartments are being absorbed by owner-occupiers rather than retained as investor-held rental stock.

Looking ahead, RPM expects projects targeting the mid-market owner-occupier segment between $1.25 million and $2 million to remain the most viable part of the market, while premium projects in highly constrained coastal or riverfront locations continue to attract demand.

“Construction costs are rewriting the feasibility rulebook across Greater Brisbane, and with little relief in sight, only projects in the right price band, right location, and with presales secured early will make it through,” the report concludes.

SEQ apartment demand outpacing affordable supply as construction timelines stretch: RPM

Camberwell Junction has long been the epicentre of amenity in Melbourne’s Boroondara region.

For nearly a century, it has drawn both locals and visitors, anchored by the Camberwell Sunday Market, which first operated in 1929 and quickly became a fixture of the suburb’s identity. Over time, the Junction evolved into one of Melbourne’s most established retail and lifestyle precincts, now comprising more than 400 stores and over 300 commercial businesses.

Despite that depth of amenity, one thing has remained notably limited: the supply of new apartments.

In a suburb defined by its heritage streetscapes and tightly held residential stock, new development opportunities have been scarce, particularly within the core of the Junction itself. That lack of supply has left a gap in the market for larger, design-led apartments suited to downsizers and owner-occupiers wanting to remain in the area.

Boutique developer Above Zero identified that gap when it secured a prime site on Burke Road, in the heart of Camberwell Junction.

[smartcode_project:default project_id=4896 project_image_fid=368543]

The site has a long planning history. Various proposals have been put forward over more than a decade, many of which were knocked back by the City of Boroondara, with initial applications dating back to 2015. Above Zero acquired the site in 2022 and returned with a revised scheme, refining both the building’s height and its ground-level interface to better align with Council expectations.

That process has culminated in approval for Camberwell House.

The Cera Stribley-designed development will deliver 57 residences on a 1,950 sqm site within the Camberwell Activity Centre, placing it directly within one of Melbourne’s most established retail and transport hubs.

It is expected to be one of the only new apartment developments to launch in the Junction in recent years, reinforcing the rarity of new supply in the precinct. Currently, there are just a handful of projects on the market in Camberwell, underscoring the significance of a development of this scale and positioning.

[smartcode_project:default project_id=4896 project_image_fid=368544]

Camberwell House has been conceived with a clear focus on larger-format apartments. The project will offer a mix of two-, three- and four-bedroom residences, alongside a limited number of penthouses, targeting owner-occupiers seeking scale rather than volume-driven product.

The building’s vertical presence will also set it apart.

Positioned on Burke Road, the development is set to become one of the taller buildings in its immediate context, allowing for elevated outlooks across Melbourne’s CBD skyline and toward the Dandenong Ranges. In a precinct characterised by lower-scale built form, that height provides a point of differentiation, particularly for buyers seeking outlook and natural light.

[smartcode_project:default project_id=4896 project_image_fid=368568]

Architecture has been led by Cera Stribley, with interiors by GOLDEN and landscape design by Florian Wild. The design approach centres on material consistency and restraint, with residences oriented to maximise light, ventilation and connection to outdoor spaces.

Full-height glazing and generous terraces form a key part of that strategy, allowing apartments to extend beyond their internal footprint and engage with the surrounding environment.

Beyond the private residences, a significant component of the project is its amenity offering.

Above Zero has positioned Camberwell House as a “complete living environment”, incorporating a full floor dedicated to resident facilities. At the centre of that is a wellness zone, including a 12.5-metre lap pool, spa, sauna and treatment spaces, alongside a gym and recovery-focused amenities.

This level of amenity is more commonly associated with inner-city developments, rather than established middle-ring suburbs like Camberwell.

[smartcode_project:default project_id=4896 project_image_fid=368588]

Additional shared spaces include a private library lounge, dining and entertaining areas, and an indoor golf simulator. A self-contained guest suite has also been incorporated, allowing residents to accommodate visiting family or friends without impacting their primary living space.

The inclusion of these facilities reflects a broader shift in buyer expectations.

As more downsizers look to transition from larger family homes into apartments, there is increasing demand for developments that offer not just a residence, but a lifestyle. That includes access to wellness, social and entertaining spaces within the building itself, reducing the reliance on external amenity while still maintaining proximity to established precincts.

Camberwell House is positioned to benefit from both.

Its location places it within immediate walking distance of Camberwell Junction’s retail and dining offering, as well as public transport connections, including tram and train services. That combination of internal amenity and external convenience is central to its appeal.

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Jellis Craig Projects Director Stephen Bowtell is handling sales for the project and says Camberwell House offers a rare entry point into one of Melbourne’s most tightly held markets.

“Buyers are recognising that Camberwell House offers something they simply haven’t seen before in Boroondara,”&nbsp;Bowtell&nbsp;says.

“It combines a level of resident amenity and service typically associated with Melbourne’s premium inner-city developments, while being positioned right in the heart of Camberwell Junction.

“The response to the concierge offering has been particularly strong. Buyers appreciate not only the convenience, but also the sense of security and peace of mind that comes from having a dedicated presence in the building every day.

“When you combine that with the wellness facilities, the exceptional arrival experience, and panoramic views across both the CBD skyline and the Dandenong Ranges, it creates a lifestyle proposition that is genuinely unique within the local market.”
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[smartcode_project_cta:default project_id=4896]

Cassidy Knowlton

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