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Lot 61 Cape Tribulation Road, Cape Tribulation, Queensland, 4873
On 13 hectares of absolute Daintree River frontage, this beautiful property offers seclusion and natural beauty. The pole house in far north Queensland would be perfect for anyone who wants to move to paradise permanently or who wants a holiday home where the only sounds are the river and the surrounding rainforest. The two-bedroom, one-bathroom house is being sold by <a href="https://www.ljhooker.com.au/portdouglas" title="LJ Hooker Port Douglas" target="_blank">LJ Hooker Port Douglas</a> agent Michael Samson with an asking price of $695,000 plus. 
 
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cknowlton-QnEa6ntUYP

Take me to the river

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As we look to what's ahead for 2012, Property Observer is republishing some of our most noteworthy stories of 2011.
 
Going to a debate about property bubbles is a bit like going to a debate about the existence of God. You know broadly what the arguments will be, but you want to know who is speaking and whether they have any new observations.
 And so it was that the Money Institute in Sydney hosted “The Property Bubble Debate: is it doom and gloom or safe as houses?”
 In the Christopher Hitchens role (there is no God) we had, inevitably, Professor Steven Keen, this country’s most high-profile property market iconoclast.
 As the joke goes, the good professor has managed to pick six of the last three downturns.
 Opposing him, in the Archbishop of Canterbury corner, there was a property developer called Dr Tony Hayek from Blue Wealth Property.
 In between, there were a handful of participants, the most informative of whom was Dr Shane Oliver, AMP’s chief economist.
 One problem with debating the merits of property is that it is such an emotive topic for Australians.
 With one of the highest rates of home ownership in the world, having your own home – at almost any price – is a cultural imperative against which it is almost impossible to rationally argue. It is also proof that economics is not always a rational science.
Hayek, the first speaker, said he wasn’t going to show any graphs or statistics, because that was the job of the other panellists.
However, he did show us photos of houses in Concord and Harris Park, NSW, that he said had gone up in value in the past few years.
 Fortunately, Keen had a slightly broader view. The University of Western Sydney academic said that conventional wisdom had it that “population pressures drive house prices, but that’s wrong. It is money pressure which drives house prices.”
 Australian banks have financed a bigger bubble here than in the US, he said.
“It’s the biggest debt-financed asset bubble in human history, and I’m afraid you ignore it to your peril.”
Oliver began his talk by saying that any negative remarks about the property markets didn’t apply to the northern beaches suburb of Avalon, NSW, because that was where he owned a house. In general, house prices were this country’s “Achilles Heel,” he observed. 
In 1987 the housing market soared following the sharemarket crash, and the Australian market recorded much bigger gains than the UK and the US. Although the Australian market is overvalued, the indications of a bubble were missing, he said.
Interestingly, buyer sentiment about property as an asset class has changed. In the mid-1990s approximately 50% of Australians surveyed on this topic thought that real estate was a better place for their savings than other asset classes, Oliver said. Now, only 15% are property true believers, and the rest think they would be better off putting money into bank deposits and paying off debts.
Housing affordability is a huge issue in this country, the economist said. To buy an average-priced house in Australia takes six times the annual disposable income, whereas in the US is just three times that figure.
For instance, the average house price is Sydney is $634,000 while in Los Anegles, which has similar household incomes, it is $346,000. The Perth average house costs $480,000 and Austin Texas, $189,000. Housing rental yields here were about 3% and commercial property about 8%, the economist said.
Oliver then analysed the issue of why Australian property was so much more expensive than its equivalent in the US.
The first reason was that Australians spend less on healthcare than Americans, which means that they have more money in their pockets to spend on housing. The other factors are a greater supply of credit here and an under-supply of housing.
Currently, there is a shortfall of 200,000 to 230,000 dwellings; we should be building 180,000 to 200,000 dwellings every year and we are building less than that, he said.
In conclusion, the economist said that the main risks for the property market were a large number of land releases by government, the collapse of the Chinese economy and a rise in interest rates. Housing affordability was “terrible” and auction clearance rates were trending low, he said.
“My summary would be that prices are overvalued. It’s not a bubble, but we are very vulnerable if anything goes wrong.”
After the presentation, on the way back to the office, I went into a shop to look at a $330 pair of shoes I had just purchased over the internet for $70, plus postage. As I can now buy everything I want with an iMac and a credit card, I wondered: what is the future of retailing property? Buy FedEx.
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Property high priests square off over housing bubble

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11 Forrest Hill Grove, Lysterfield South, Victoria
Directly adjoining Lysterfield Lake state park, this six-bedroom,two-study property has style on a grand scale. It has all of life's luxuries, including underfloor heating in the lounge room, a tennis court, a home theatre, a spa ensuite in the main bedroom, an indoor heated swimming pool and a gymnasium. The property is listed by <a href="https://www.ljhooker.com.au/E31GJW" title="LJ Hooker Rowville" target="_blank">LJ Hooker Rowville </a> agents Stan Makantasis and Craig Kelly with an asking price of $2.35 million plus. The property comprises 1,667 square metres of land and includes guest accommodation.
 
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Grandeur and style

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Sails, Hope Island, Queensland
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On 5371 square metres of land, this Hope Island stunner has seven bedrooms, 176 metres of shoreline and a jaw-dropping décor. From the elegant stone lions on either side of the doorway through to the striking black marble bathroom and high-celinged purple lounge room with 180-degree views of the canal, every aspect of the property can only be described as opulent. The 10-seat theatre, beach hut by the pool and large open entertaining areas are popular spots for parties, and the commercial kitchen makes entertaining easy. The 2700-square-metre house is being sold by Ruth Fea of <a target="_blank" title="Hum&amp;Fea" href="https://www.humfea.com.au/">Hum&amp;Fea</a> with an asking price of $19 million plus.  
 
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Hope Island paradise

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The Government of Singapore Investment Corporation has purchased three industrial properties on Australia's east coast as part of a joint investment venture with Australand Property Group.
Logos Property bought two distribution centres in Melbourne and industrial park in Brisbane on behalf of GIC in a $90 million deal, the Australian Financial Review has reported. One of the Melbourne centres is leased to US foods giant Kraft, and the other to Australian clothing manufacturer Pacific Brands. The deal is part of a plan by the partnership to acquire a $450 million property portfolio.
The news comes less than a week after an announcement that Australian trucking and logistics company Linfox has signed a $40 million 10-year deal for a 27,000-square-metre logistics and distribution centre at Goodman's Stockyards Industrial Estate in Hazelmere, a suburb of Perth. The eight-hectare site will cater to the distribution needs of Western Australia's mining industry.
Logos Property executive director told the AFR distribution centres and industrial properties generally were good value for investors.
"We remain focused on major logistics operators in prime locations around Australia," he is quoted as saying. "We continue to see good deal flow in the Australian industrial market."
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Singapore Government and Linfox look to distribution centres

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The tallest building in North America, Chicago's Willis Tower, formerly the Sears Tower, is on the block, with its owners searching for a buyer or investor.
The 108-storey building is 18% vacant, and a source told <a target="_blank" title="The Wall Street Journal" href="https://online.wsj.com/article/SB10001424052702304563104576360052007317060">The Wall Street Journal </a> that owners would be willing to consider either a sale or recapitalisation.
The 442-metre building is owned by a consortium including New York-based investors Joseph Moinian and Joseph Chetrit and American Landmark Properties, which bought the property for US$841 million in 2004.  It is one of the most popular tourist attractions in Chicago, drawing an average of 1.5 million people a year to its Skydeck.
The tower, with a total enclosed area of approximately 424,000 gross square metres, has a rentable area of 353,000 square metres. Its antennas soar to 527 metres.
Designed by architects Skidmore Owings and Merrill, the 1973 tower was originally the headquarters of Sears Roebuck and Co, which moved to Illinois in the early 1990s. 
Within the building, there are 45 kilometres of plumbing, 2,414 kilometres of electric wiring, 130 kilometres of elevator cable, and 145,000 light fixtures. The building cost more than US$175 million to build.
In 2009, the owners negotiated a naming rights deal with London-based Willis Group Holdings, which moved 500 employees into 13,000 square metres at US$156 per square metre.
It could be difficult to find a buyer for the landmark building, however, as the GFC hit the United States hard and the economy is struggling to recover. Last week's residential housing figures revealed that <a target="_blank" title="US housing hits new low" href="https://www.propertyobserver.com.au/news/in-brief-charter-hall-could-lose-15-of-earnings/2011060150363">residential prices in the United States have fallen further than they did during the Great Depression</a>.
It will not remain the tallest building in North America for long, however, as the partially completed Freedom Tower at One World Trade in New York will be 105 storeys and 541 metres tall. Freedom Tower, which <a href="https://www.propertyobserver.com.au/news/magazine-empire-to-rent-one-third-of-one-world-trade/2011053050347" title="Conde Nast signs lease for One World Trade" target="_blank">recently signed its first major tenant, magazine empire Conde Nast</a>, is expected to be completed by early 2014. 
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Chicago's Willis Tower on the market

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Receivers acting on behalf of the ARK Fund are reported to be selling strawberry farms in Queensland for almost 40% less than what the delisted agricultural investment company paid for the properties in 2007.
ARK bought the properties north-west of Caboolture for $11.2 million four years ago, and sources have told the Australian Financial Review that they are likely to be sold for about $7 million.
The fund went into receivership in June 2010, after ceasing trading four months earlier, in February 2010. ARK tenant Rewards Group, which has now also collapsed, failed to pay rent on any of the 32 properties it leased from ARK, which began the fund's money woes, according to The West Australian.
When ARK purchased the strawberry farms, it issued a statement to shareholders saying that the properties had potential for subdivision and residential development becuase they were within the "under investigation" area of the South East Queensland Regional Plan.
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ARK gets sour deal on strawberry farms

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Residential tenancy legislation Residential tenancies in ACT are governed by the <a target="_blank" href="https://www.legislation.act.gov.au/a/1997-84/default.asp" title="Residential Tenancies Act">Residential Tenancies Act 1997</a>, and the ACT government has produced a <a target="_blank" href="https://www.courts.act.gov.au/magistrates/tribunals/rtt/renting%20book%20text.pdf" title="Guide for tenants and landlords">useful guide for tenants and landlords</a>.
Further information for residential landlords The ACT government has produced a<a target="_blank" href="https://www.ors.act.gov.au/FairTrading/pdfs/Industries/Guides/Renting_book_2007.pdf" title="Guide to renting"> guide to renting</a>.
Dispute resolution for residential tenancies The <a target="_blank" href="https://www.acat.act.gov.au/" title="ACT Civil and Administrative Tribunal">ACT Civil and Administrative Tribunal</a> handles disputes relating to residential tenancy.
Further resources The <a target="_blank" href="https://www.reiact.com.au/custom.asp" title="Real Estate Institute of ACT">Real Estate Institute of the Australian Capital Territory</a>, <a target="_blank" href="https://www.poaa.asn.au/act/index.htm" title="Property Owners Association of ACT">Property Owners Association of Australian Capital Territory</a> and <a target="_blank" href="https://www.ntd.net.au" title="National Tenancy Database">National Tenancy Database</a> are also resources available to landlords.
Commercial tenancy legislation Commercial leases in ACT are subject to the <a target="_blank" href="https://www.legislation.act.gov.au/a/2001-18/current/pdf/2001-18.pdf" title="Commercial Leases Act">Leases (Commercial and Retail) Act of 2001</a> and are regulated by the <a target="_blank" href="https://www.ors.act.gov.au/fairtrading/index" title="Department of Regulatory Services">Office of Regulatory Services</a> within the Department of Justice &amp; Community Safety. The ACT government has produced a g<a target="_blank" href="https://www.ors.act.gov.au/bil/pdfs/Industries/Guides/Leases_Handbook.pdf" title="Guide to retail tenancy">uide to retail tenancy</a>.
Dispute resolution for commercial tenancies Disputes regarding commercial tenancy in ACT should be taken to the <a target="_blank" href="https://www.courts.act.gov.au/magistrates/index" title="ACT Magistrates Court">ACT Magistrates Court</a>.
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Useful links for landlords in the Australian Capital Territory

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Residential tenancy legislation The <a target="_blank" href="https://notes.nt.gov.au/dcm/legislat/legislat.nsf/d989974724db65b1482561cf0017cbd2/d51f653aa04ebbfc6925784d00004c80?OpenDocument" title="Residential Tenancies Act">Residential Tenancies Act 1999</a> and <a target="_blank" href="https://notes.nt.gov.au/dcm/legislat/legislat.nsf/linkreference/residential%20tenancies%20regulations?opendocument" title="Residential Tenancies Regulations" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Residential Tenancies Regulation 1999</a> relate to residential tenancies in Northern Territory.
Further information for residential landlords The Northern Territory government’s <a target="_blank" href="https://www.nt.gov.au/justice/consaffairs/documents/GuideToRentingFeb2011.pdf" title="Guide to renting">guide to renting</a> is a useful guide for information about residential tenancy, and the government’s <a target="_blank" href="https://www.nt.gov.au/justice/consaffairs/res_tenancies.shtml" title="NT government website">residential tenancy website</a> can also be helpful.
Dispute resolution for residential tenancies The <a target="_blank" href="https://www.nt.gov.au/justice/consaffairs/res_tenancies.shtml" title="Residential Tenancies Department">Residential Tenancies Department</a> within the Department of Consumer and Business Affairs  handles disputes relating to residential tenancies.
Further resources The <a target="_blank" href="https://www.reint.com.au/" title="Real Estate Institute of Northern Territory">Real Estate Institute of Northern Territory</a>  and the <a target="_blank" href="https://www.ntd.net.au" title="National Tenancy Database">National Tenancy Database</a> are further resources.
Commercial tenancy legislation Commercial tenancies in Northern Territory are regulated by the <a target="_blank" href="https://www.retaildevelopment.com.au/pdf/NT.pdf" title="Commercial Tenancies (Fair Dealings) Act">Commercial Tenancies (Fair Dealings) Act 2007</a>.
Dispute resolution for commercial tenancies The <a target="_blank" href="https://www.nt.gov.au/justice/consaffairs/business_tenancies.shtml" title="Department of Consumer Affairs">Department of Consumer Affairs</a> handles disputes relating to commercial tenancies.
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Useful links for landlords in the Northern Territory

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Residential tenancy legislation The legislation relating to residential tenancies in Tasmania is the <a target="_blank" href="https://www.thelaw.tas.gov.au/tocview/index.w3p;cond=;doc_id=82%2B%2B1997%2BAT%40EN%2B20050111130000;histon=;prompt=;rec=;term=" title="Residential Tenancies Act">Residential Tenancies Act 1997</a>, and the Tasmanian government has<a target="_blank" href="https://www.magistratescourt.tas.gov.au/divisions/civil/residential_tenancy/property_owners" title="Information for landlords"> information on its website for landlords</a>.
Dispute resolution for residential tenancies The <a target="_blank" href="https://www.consumer.tas.gov.au/renting/disputes" title="Tasmanian Retail Tenancies Commissioner">Residential Tenancies Commissioner</a> handles disputes regarding residential tenancies.
Further resources Other helpful resources include the <a target="_blank" href="https://www.reit.com.au/" title="Real Estate Institute of Tasmania">Real Estate Institute of Tasmania</a> and the <a target="_blank" href="https://www.ntd.net.au/" title="National Tenancies Database">National Tenancy Database</a>.
Commercial tenancy legislation The <a target="_blank" href="https://www.austlii.edu.au/au/legis/tas/consol_reg/ftopfrtr1998511/s4" title="Code of Practice for Retain Tenancies">Code of Practice for Retail Tenancies 1998</a> is the relevant legislation for commercial tenancies.
Dispute resolution for commercial tenancies The <a target="_blank" href="https://www.consumer.tas.gov.au/real_estate/retail_tenancy1" title="Office of Consumer Affairs and Fair Trading">Office of Consumer Affairs and Fair Trading</a> offers dispute mediation , and either party may refer a dispute to the <a target="_blank" href="https://www.magistratescourt.tas.gov.au/divisions/civil" title="Magistrates Court">Magistrates Court</a>.
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Useful links for landlords in Tasmania

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."

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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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