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Those with mortgages are being told that they should act quickly to get ahead, with interest rates currently at a stable low and additional payments having a significant effect, according to Smartline Personal Mortgage Advisers.
Smartline’s executive director, Joe Sirianni, said that paying an extra $100 a week can equate to interest savings of more than $30,000 in five years, and more than $115,000 over the life of the loan.
“With the recent RBA decision to hold the cash rate at 2.5% again, current interest rate levels represent enormous savings to borrowers,” Sirianni said.
"Consequently, there has not been a better time to make additional repayments on your mortgage for 20 years.”
He suggests an ‘aggressive’ approach to repayments as when the interest rates are low they absorb less of the repayments.
“Reduced interest expense frees up more of your repayment to reduce your principal debt,” he said.
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Now is the time to aggressively make mortgage repayments: Smartline

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Anzac Day is almost upon us, and it's crucial to pay our respects.
Now 100 years since war broke out, and 99 years since the Gallipoli expedition, many will head to remembrance ceremonies and services tomorrow.
Anzac Bridge was opened to traffic in 1995, before being given its official name on Remembrance Day in 1998.
Those familiar with the bridge, will also be familiar with also note the presence of more recent statues of an Australian digger and a New Zealand solider. 
Many properties around this area have views of the commemorative bridge. We have compiled five beautiful homes, currently on the market, that show the bridge in all its glory.
<a href="https://www.realestate.com.au/property-house-nsw-balmain+east-116564391" target="_blank">106 Darling Street, Balmain East</a>
<img src="/images/2014/04/24/balmain%20east%20april%2024.jpg" alt="">
At $2.45 million plus, and up for auction on 3 May, this four-bedroom, two-bathroom house includes views from Anzac Bridge to the city skyline and is set over three levels.
With large picture windows, a modern kitchen, landscaped garden and patio, and a master bedroom with a terrace and spa bath ensuite, it’s a beauty.
It includes an off-street car space, as well as a lock-up garage and internal access.
 
<a href="https://www.realestate.com.au/property-house-nsw-waverton-116652467" target="_blank">6 Ross Street, Waverton</a>
<a href="https://www.realestate.com.au/property-house-nsw-waverton-116652467" target="_blank"></a><img src="/images/2014/04/24/waverton%20april%2024.jpg" alt="">
This waterside two-bedroom, two-bathroom house overlooks a waterfront reserve, with a view from Balls Head Bay all the way to Anzac Bridge.
The lounge includes a combustion fireplace, and it has a number of beautiful features including French doors to an entertainment courtyard, high ceilings, underfloor heating in the bathrooms and a private beach/reserve area.
The home also comes with a carport and airconditioning, as well as the opportunity to build a second storey.
The price guide is set for $1,950,000 and it will go to auction next month on 10 May.
 
<a href="https://www.realestate.com.au/property-house-nsw-balmain-116696171" target="_blank">26 Grafton Street, Balmain</a>
<a href="https://www.realestate.com.au/property-house-nsw-balmain-116696171" target="_blank"><img src="/images/2014/04/24/balmain%20april%2024.jpg" alt=""></a> Also set for auction on 10 May, this four-bedroom, one-bathroom terrace house, with views of the city skyline and Anzac Bridge, has a number of traditional features, such as high ceilings, and ornate cornices. The main room includes its own study area, and the kitchen has a dine-in area. The garden also has an aviary. Three gas fires, an alarm and rear lane access to security parking are included. The property’s price is undisclosed.
 
<a href="https://www.realestate.com.au/property-house-nsw-balmain-116748455" target="_blank">29 Bradford Street, Balmain</a>
<img src="/images/2014/04/24/balmain%20april%2024%20tewo.jpg" alt=""> Meanwhile, also in Balmain, a single-level three-bedroom one-bathroom property will head to auction on 10 May as well.
Again with city skyline and Anzac Bridge views, it includes a dine-in gas kitchen, a sunroom opening to a courtyard and the suggestion that renovations and additions could add value.
The third bedroom is a study/bedroom situation, and it includes fresh carpets, a brick feature wall, and a single lock-up garage with rear lane access. It has a price guide over $1,050,000.
 
<a href="https://www.realestate.com.au/property-house-nsw-glebe-116779743" target="_blank">5 Talfourd Street, Glebe</a>
<img src="/images/2014/04/24/glebe%20april%2024.jpg" alt="">
This Glebe home is looking for offers over $850,000, and is an open plan two-bedroom, one-bathroom terrace with elevated views of the bridge from its alfresco deck.
It has rear lane access to an off-street car space, a covered balcony from the master bedroom and an internal laundry.
It heads to auction on 17 May.
Feature picture of the Anzac Bridge courtesy of Wikipedia/Creative Commons.
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Five beautiful properties with views of Anzac Bridge

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It appears that the high levels of growth experienced by Sydney last year, and into the December quarter, is slowing down, with new data showing an increasingly moderate March quarter result for this year.
In an APM report commissioned by Fairfax Media it was revealed that the only area of Sydney seeing a higher growth rate than that in the December quarter is the Lower North, now at 8% growth compared to 5.3%.
APM noted a dramatic slowdown of growth from the December quarter 2013, to the March quarter 2014 for every area in Sydney other than the lower north shore. This included a drop from 8.9% to 1.7% growth in the ‘City and East’, and from 9.2% to 4.3% in the Upper North Shore and North West.
This comes as no surprise to observer Pete Wargent, who previously tipped the lower north shore’s growth at the end of last year as the “ones to watch” in an <a href="https://allenwargent.com/wp-content/uploads/2013/12/AW-SYDNEY-BE-SU13.pdf" target="_blank">AllenWargent ‘Buyers Eye’ Sydney - Summer 2013 report</a>. In particular, he pointed to those with “key transport links to the city via Sydney ferries and the north shore train line”.
Just this morning, he took to Twitter to share his jubilation at clients purchasing in his suggested areas.
Previously, Wargent has also expressed his enjoyment, noting “The lower north shore is now absolutely flying!”
He also indicated his expectation for Milsons Point and Waverton to outperform in 2014.
“Next on our hit-list will include three suburbs in particular to the west and south-west, a little further out than the traditional capital growth hotspots, in order to catch the ripple effect of capital growth which is repeated in most property market cycles,” he said.
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Sydney property price growth winding down, but lower north shore surging

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Underquoting has received a lot of air time on Property Observer recently, and it's starting to make its way through mainstream media as well.
With <a href="/news/online-petition-for-mandatory-reserve-price-publishing-launched">a recent petition from Patrick Bright, asking for reserve prices to be published to solve this problem</a>, seeing an uptick in signatories it's clear that we're only going to hear more about the issue.
Here are six things you should know about this topic.
<ol>
<li>
It's often referred to as 'bait pricing'  Underquoting is often referred to as 'bait pricing', in the sense that it baits buyers by suggesting they may be able to snap up a bargain. 
</li>
<li>
It is unlawful, and is attracting official scrutiny  Underquoting is not a legal, or ethical, practice, and recently has had <a href="/news/misleading-auction-price-advertising-to-be-targeted-by-consumer-affairs-victoria">Consumer Affairs Victoria pledge to look more deeply into the issue</a>. However, they are not the first official body to try looking into the practice. Previously, Fair Trading has also apparently conducted an investigation. 
</li>
<li>
The frequency of underquoting is hotly debated  There have been no official estimates, and industry bodies, and members, argue that it's anywhere from infrequent to every agent but a few. It appears this cannot be agreed upon. Property Observer has <a href="/news/qld/letter-from-the-editor-more-information-not-less-please-queensland">regularly asked experts about this issue, with very little consensus</a>. In our exclusive, we <a href="/news/take-that-price-guide-with-a-grain-of-salt-underquoting">asked a number of experts 'Is underquoting an issue we should be focussing on? If yes, how should we go about addressing it?', you can see all their answers here</a>. 
</li>
<li>
Buyers lose out financially  While some will argue that a buyer will not bid beyond what they can afford, and one would hope this is true, buyers will lose out financially if they believe they have a chance of achieving the property at the lower price. Pest and building inspections, solicitors fees and the cost of their own time attending open homes and researching a property - these are all costs that a buyer will have to foot the bill for, without any chance of achieving the home. 
</li>
<li>
Queensland is so concerned about underquoting that they're considering losing price guides completely  One of the most discussed stories in the industry over the past few months has been Queensland's potential removal of price guides, which the <a href="/news/nsw/real-estate-institutes-go-head-to-head-over-queensland-auction-price-guide-debate">Real Estate Institute of Queensland's Anton Kardash has noted is to avoid 'such complaints' that are rife in 'other states'</a>.  “We all know that by advertising a price guide or giving an indication of the reserve price, an expectation may be set at a level that is too high or too low and this may impact on the outcome of the auction,” he said.  “It is with great pride that Queensland can say that it has largely avoided claims of misleading and deceptive conduct in relation to property price guides. Unlike in some other states where such complaints are rife, Queensland has not been subject to constant complaints of such a nature and will continue to prevent any future issues with the passing of this legislation.” 
</li>
<li>Underquoting might not even get vendors the best price</li>
</ol>
While the phrase 'Quote it low, watch it go' and variations have regularly been used to explain why real estate agents use bait pricing, it's interesting to see this in practice. At a recent auction, where underquoting was suspected, the auction actually achieved less than an earlier private treaty offer through a different agency.
If the buyers that attend cannot afford the true price the vendors want, then it's not the right crowd at the auction. All that happens is that a lot of people show up, which makes the agent look like they're doing a great job, however they are people who may not necessarily have deep enough pockets.
YOU MAY ALSO WANT TO READ Mark Armstrong's <a href="/expert-insights/investing/underquoting-the-clear-and-transparent-solution">Underquoting: The clear and transparent solution</a>
Room for debate: <a href="/expert-insights/investing/room-for-debate-are-melbourne-agents-underquoting">Are Melbourne agents underquoting?</a>
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Six must know facts about underquoting

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There’s a new breed of investor that is sweeping Melbourne and driving demand, according to property valuers Opteon Victoria.
It’s the cashed up self-managed superannuation fund investors that are part of what is driving Melbourne’s house prices, in concert with low interest rates and strong consumer sentiment, and Opteon Victoria managing director Chris Knight said that prices are expected to be more consistent than 2012 and 2013.
“Melbourne’s record median house prices in the March quarter were an encouraging sign of life and a return to more consistent prices across all sectors,” Knight explained.
“Top-end sales are in great shape and older homes on larger blocks are also selling well, which indicates those with money to spend are snapping up some good deals while interest rates remain low. This includes developers looking to subdivide.”
However, he said that there are three main buyer categories – upgraders, downsizers and investors. Overseas buyers are also looking at Melbourne.
“But a new breed of investor – the cashed-up self-managed super fund brigade – is starting to make its presence felt in both the residential and commercial property markets,” he said.
Where are they looking and what are they looking for?
Knight told Property Observer that these SMSF investors, that have been emerging over the months, are looking largely in the East and West growth corridors, and particularly the more affordable areas. This includes Point Cook, Tarneit, Cranbourne and Pakenham.
However, they’re also looking for a certain type of property to best suit SMSF requirements.
Those with self-sustaining yields, that are new enough to require few improvements and to offer substantial depreciation benefits, and that are at a lower investment-grade price point are the most sought after factors. This is for a number of reasons, including that the amount able to be poured into a super fund each year in extra contributions is capped, making renovations and sustaining a loss-making asset difficult for some SMSF investors. Similarly, improving an asset purchased in an SMSF can fall under a number of different rules from the ATO, which restricts renovating to the same extent as property purchased in other, more common, structures.
“Interest in self-managed super funds is growing substantially,” said Knight, noting that it is occurring broadly across Melbourne. "They're often ably assisted by their financial adviser," he said.
Investors looking outside of their SMSF, however, have some other ideas. Despite a general wave of negativity regarding inner city Melbourne and the discussion of oversupply and low yields, it appears that there is still strong interest. The west and north west areas in particular see interest, such as the outskirts of Essendon and Footscray, he said, noting it has also been a surprise to see investors heading into the CBD and inner city ring.
"It's all about the entry point, the yields, and the ability to secure the properties quickly," he explained.
New stock, a <a href="/expert-insights/off-the-plan-values-coming-back-at-15-below-purchase-price">contentious topic in the past on Property Observer for states other than just Melbourne</a>, will be an interesting sector to watch. Knight noted that it's the re-sale values that will be the proof the market needs, however warns those tracking the properties that often developers are those selling these properties again on second sale.
This is often due to the developer owning a right to the sale through the contract, particularly when they have other stages up for sale. He notes that it's worth waiting to see how they sell through a local real estate agent, as it's hard to quantify just how much the marketing costs may have been built in to the value.
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The new breed of investor and the Melbourne suburbs they’re targeting

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Advertising and marketing your property as a seller is a crucial part in the process of getting as much as possible. However, it’s a common question – just how much should you be spending? What is reasonable?
As the property price increases, it’s increasingly likely that you’ll want to add more whistles and bells to your marketing. This may include simply online listings and good photography or it may extend to videos of the property itself, an increasingly used marketing tool, and full-blown websites detailing a property and its history.
The only right way is that one which boosts the property, and its chances of selling favourably, to its best position for the seller.
Brandi Wikaira, who has recently moved to Robert James Realty as a property consultant from a newspaper advertising sales background, told Property Observer that it’s not always a fun topic for vendors facing the fees.
“Vendors tend be become very negative when any agent talks about allocating money on marketing their property as historically they people don’t think they need to,” explains Wikaira.
She recommends the amount of 1% of a property’s value as a good place to start. This rule of thumb doesn’t equate to a huge sum, for instance $4,000 on a $400,000 property. This simple guide can quickly dictate what is and isn't possible in an advertising campaign. $300,000 property? Throw the dream of an entire feature-length film out the window, however don't give up on well-placed advertising and professional photography.
“Times have changed in how people buy properties and the internet is without a doubt the biggest one, 87% of people use the internet as the main tool to search for property to buy which is huge number,” she explained.
She detailed listing a property as a 45-day “highlight” home on a listings website, and in just five days it had been viewed 510 times.
“If I had $4,000 to spend in marketing on an entry level property I would be featuring the property online - as a feature or premier it means you are on page one, not three or four,” she explains.
She suggested that, to reach the older demographics, a portion for advertising in hyper-local papers, or property magazines, could be the way to go in combination with the online approach.
“When you are talking about advertising on the internet you have the option of going that bit further with virtual tours etc which can help engage the buyer in the home particularly if they are interstate and don’t have the advantage of attending an open house,” she said.
At the end of the day, she recommends remembering the following: It’s all about reaching the right person. “It’s about reaching as many potential buyers that you can in your local market as well as the potential interstate buyer or investor,” she explains.
“Many agencies now promote selling your property with no marketing fees and, like the old adage goes, you get what you pay for!”
“Spending money on marketing doesn’t need to be a scary thing and it’s about finding the right balance across all forms of media.”
Paying for signboards is another area of heavy contention. While some are vocally against the concept, such as Just Think Real Estate's Edwin Almeida who explains they more often advertise the real estate agent than the vendor, a view that is increasingly becoming mainstream, others note that they get call-ins from driveby viewers. While this may be true on busy streets, or those in high traffic areas, those in dead-end roads, circuits and in unit blocks may want to re-consider.
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How much should advertising your home cost?

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Noting that the new NSW Cabinet is strong, with the potential to deliver much-needed planning reforms, regional plans and pending strata reforms, the Urban Development Institute of Australia NSW expects that affordability should increase.
UDIA NSW chief executive, Stephen Albin, told Property Observer that the reforms are a major apart of the industry performing well and maintaining this performance, as well as bringing much needed infrastructure to specific areas.
Asked which reform was most needed, Albin mentioned that there were many on his list, however it’s infrastructure levies that are one of the most significant issues, particularly for housing affordability. He expects this is one area where the new Cabinet can have an effect.
“It’s a complete shmozzle,” he said of the levy.
“It adds at least 15 to 20% to the value of a new property,” he explained, noting that when one part of the chain requires an increased payment, this is in turn going to be passed onto the consumer, as can be expected for any product.
Albin noted that in New South Wales, this is one of the highest levies globally.
However, there are other areas where affordability can be assisted.
He pointed to five priorities for the State Senate: 
<ul>
<li>NSW Planning Reforms 
</li>
<li>The Metropolitan Strategy for Sydney 
</li>
<li>The Illawarra Regional Strategy 
</li>
<li>The Lower Hunter Regional Strategy 
</li>
<li>NSW Strata Reforms</li>
</ul>
“Now we’re heading toward a state election, and recent distractions are out of the way, it’s crucial this current government gets on with the job of delivering much needed reforms,” he said.
“What we would like to see is these plans and policies rolled out as soon as possible to assist in the creation of more investment certainty to support the economy and jobs, and affordable homes for our state’s growing population.”
The regional strategies, in particular, were said to help bring infrastructure and money into these areas.
“I think people are always scared of changes,” he said of the reforms, which he noted would be the biggest overhaul in 30 years, however he also said that these reforms would not cause16-storey buildings to be built in peoples’ backyards, and especially not without consultation.
“They’re about cooperation, not conflict,” he explained in the shift towards New South Wales’ planning.
“The whole system needs to be changed. We’ve dealt with the current system for 30 years, and communities cannot got another three.”
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Affordability should increase under new NSW Cabinet: UDIA

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The Real Estate Institute of New South Wales has warned that vacancy rates in Sydney are now at a crisis low levels, with the number of properties for rent dropping 0.3% to 1.4% in the March 2014 Vacancy Rate Survey.
This is a figure not seen broadly since November 2011, according to REINSW president Malcolm Gunning.
“Sydney is going backwards in regard to properties available for rent. Something must be done to ensure that there is a greater level of choice for those seeking to secure a rental property in Australia’s biggest city,” said Gunning.
Inner Sydney vacancy rates declined by 0.2%, to 1.3%, while the middle and outer suburbs dropped 0.4% and 0.1% to 1.6% and 1.5% respectively.
Again, it appears all eyes are on new Premier, Mike Baird, as to how property will be treated.
“We look with interest to the direction new Premier Mike Baird will take in regard to property. His support is essential to ensure that the best and brightest remain in NSW. This can only happen if he identifies the inequities of the current planning system as well as lack of affordable housing and incentives for first home buyers,” Gunning continued.
<a href="/news">Newcastle</a>, however, increased by 0.1%, to 2.5%, while the Hunter also stayed relatively flat with a 0.1% decrease to 3.1%. <a href="/news">Wollongong</a> was up 0.7% to 2.3%, with the whole of the Illawarra then placed at 2.1% up from 1.7%.
The Mid-North Coast’s vacancy rate was recorded as the lowest outside Sydney metro, at 1.4%, a 0.3% tightening, while <a href="/news">Coffs Harbour</a> has the highest availability at 3.8%, up from 3%.
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Investor alert: Sydney vacancy rates at "crisis levels"

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New research released today has found that half of renters say they cannot afford a home deposit, while over a third of renters have been renting for five-plus years, according to realestateVIEW.com.au.
The Housing Sentiment Report has found that for many renters, there are two major factors affecting the desire to purchase a home.
Speaking to Property Observer, general manager of <a href="https://www.realestateview.com.au/" target="_blank">realestateVIEW.com.au</a>, Petra Sprekos, noted that it is her understanding that renters are stuck on the roundabout balancing two factors – affordability and lifestyle.
Noting that 28% of those surveyed noted that they cannot afford to buy where they want to live, with over 30% believing they cannot afford mortgage payments, it is interesting to note how these two act in concert.
“Renters do want to live close to work and to the shopping strips,” explained Sprekos. These locations, including the more fashionable suburbs, have become increasingly expensive, making affordability a growing concern.
However, she notes that it isn’t just the cost of property that’s an issue. It’s also the cost of other, now common, expenditures, such as holidays or even school fees.
“When you compare 20 years ago [to today], the biggest cost for a family or a couple or a single person was their home loan or rent, today there are also car loans, school fees, nice restaurants and holidays, as well. There’s more that people do these days and that’s when affordability comes in,” she explained.
Overall, she noted, it’s about perspective and the compromises renters are willing to make.
Anyone who remembers RP Data’s “cheaper to buy than rent” reports will note that there are often areas where repayments are lower than rent, which is the concern of 32% of the renters surveyed. For those not willing to venture to these suburbs, then there are still options.
Sprekos suggests the following considerations:
<ol>
<li>Consider purchasing an investment property in an area you can afford, while renting where you want to live. 
</li>
<li>A joint venture (particularly for an investment) might be a consideration, where you team up with a trusted friend, partner or family member to buy together. 
</li>
<li>Ask your parents to stand guarantor or to provide assistance in some way.</li>
</ol>
“It could be a little bit of fear of the unknown, or a fear that they can’t spend anything else and have the same lifestyle. You do adapt,” she said.
Of those looking to buy at present, 19% rely on their parents in some way, according to the survey’s findings. This may be through borrowing money, living with them while they invest, or using them as a guarantor. Of first home buyers, 42% use one of these strategies.
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The two aspects stopping most renters from buying

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The number of Australians over 65 with a mortgage increased by 54% in four years to 2011/2012, according to the Australian Bureau of Statistics, meaning that many will be left facing property debt after retirement.
This totals 142,000 aged households with mortgages, compared to 92,700 in 2007/2008, according to Finder.com.au money expert, Michelle Hutchison.
But the results look even more depressing when considering that two in every five credit card holders are aged over 55, found a survey commissioned by Finder.com.au through ‘pureprofile’.
Hutchison said that this trend is set to continue. 
“It's a real concern because it shows that older Australians are taking on more debt and heading into retirement with a mortgage, which places greater pressure on them to work longer or be supported by their families. And the fact that almost half of Australians who have a credit card are older than 55 shows the increased risk of debt they may be exposing themselves to,” she said.
“While it was good to see that seniors are generally more responsible with their credit cards, as our survey showed those over 55 are more likely to pay off their credit card balance each month, any debt is still a greater risk as their income can be more limited than those in the workforce.”
With many more now purchasing property later in life, this may exacerbate the trend, meaning that good financial management is becoming increasingly crucial even if the expectation is to work until the age of 70.
“Seniors may be holding onto their mortgage for longer because they have taken on more debt from refinancing, upsizing or renovating. Or even accessing their equity through a reverse mortgage to go on a holiday. But your retirement isn't the time to put your finances at risk,” she said.
“We've seen more demand for reverse mortgages by Australians, with a 17% increase in Google searches for reverse mortgages over the past two years. Seniors should be careful as these types of loans are higher risk and can be more expensive than standard loans.”
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Will your properties leave you in debt when you retire?

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

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

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

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

It's taken less than nine months for developer Sherpa Property Group to sell out all 51 apartments in its <a href="https://www.apartments.com.au/new-apartments/flourish-oasis-palm-beach-7-9-sixth-avenue-palm-beach-qld-4221">Flourish Oasis</a> development in <a href="https://www.apartments.com.au/developments/palm-beach-qld-4221">Palm Beach</a>, over a year before its anticipated completion.

&nbsp;

Located at 7-9 Sixth Avenue, the $67 million development has resonated strongly with both local owner-occupiers and downsizers seeking high-quality apartments within walking distance of the beach, dining precincts and everyday amenities.

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Christie Leet, Founder of <a href="https://www.apartments.com.au/developers/sherpa-property-group">Sherpa Group</a>, said the sell-out reflected both the strength of the Palm Beach market and the success of Sherpa's community-first approach to development.

"The sell-out of Oasis is a fantastic outcome and reinforces the strong demand we're seeing for thoughtfully designed apartments in lifestyle locations," Leet said.

"From the outset, our vision was to create a development that genuinely enhanced the Palm Beach community while providing residents with exceptional homes and wellness-focused amenities.

"We've been incredibly encouraged by the level of local support throughout the campaign, 72.5 per cent of buyers are locals, with a significant proportion of purchasers choosing Oasis as their future home rather than an investment."

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Construction is now progressing following development approval, with trusted builder LPS Group delivering the project and completion anticipated in Q3 2027.

Oasis forms part of Sherpa Group's successful Flourish collection, which has become recognised for its focus on wellness, community and elevated coastal living.

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Residents will have private access to a rooftop amenity space featuring a pool, gym, sauna, steam room, hot and cold plunge pools, spa and barbecue facilities.

"The success of Oasis demonstrates that buyers continue to prioritise quality, location and lifestyle," Leet said.

"We are proud to have delivered a project that has resonated so strongly with the market and look forward to bringing Oasis to life for our future residents."

Sherpa recently launched <a href="https://www.apartments.com.au/new-apartments/flourish-soleira-palm-beach-1150-1160-gold-coast-highway-palm-beach-qld-4221">Flourish Soleira</a>, its third instalment of the Flourish brand in Palm Beach following Flourish Oasis and <a href="https://www.apartments.com.au/new-apartments/amargo-6-12-sixth-avenue-palm-beach-qld-4221">Flourish Amargo</a>.

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Sherpa sells out Flourish Oasis in booming Palm Beach

Urban Property Group's <a href="https://www.apartments.com.au/new-apartments/la-vera-macquarie-park-94-talavera-road-macquarie-park-nsw-2113">La Vera</a> is leading the next phase of Macquarie Park's residential evolution, with the new apartment development set to become the first of several new apartment projects in the precinct to complete.

The 169-apartment building has now topped out ahead of its scheduled completion in the third quarter of 2026, as new residential investment continues to reshape one of Sydney's largest employment hubs into a true mixed-use precinct.

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Cox Architecture has designed La Vera to capture the best of its unique positioning on Talavera Road, orienting the building towards Lane Cove National Park.&nbsp;The building features a sculpted northern façade with flowing curves inspired by the surrounding landscape, while its city-facing elevation adopts a more structured architectural expression to maximise skyline views.

"The vision for the project was to conceive a building that adopted an organic and curvilinear form to the northern portion that faces the Lane Cove National Park," <a href="https://www.apartments.com.au/architects/cox-architecture">Cox Architecture</a> Director Felipe Miranda said.

"The residents that reside in the northern portion of the building benefit by having beautifully crafted curved balconies that speak to the natural context and heighten the relationship of their internal living spaces to the external balconies."

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La Vera offers a diverse mix of one, two, three, and four-bedroom configurations, with prices currently starting from $740,000. Buyers so far have been a mix of Sydney-based investors,&nbsp;metro commuters, owner-occupiers and downsizers from surrounding North Shore suburbs.

Both investors and owner-occupiers have been drawn to La Vera's proximity to Macquarie University, Macquarie University Hospital, Macquarie Centre and the Sydney Metro, infrastructure that supports both strong rental demand and a convenient lifestyle for residents.

The apartments feature full-height glazing, timber flooring throughout living areas, stone kitchen benchtops, SMEG appliances, floor-to-ceiling bathroom tiling and ducted air conditioning.

Residents will have access to a rooftop recreation level featuring a swimming pool, sauna, barbecue facilities and landscaped relaxation areas, complemented by additional communal space at ground level. Many apartments enjoy uninterrupted views across Lane Cove National Park, reinforcing the project's connection to its natural setting.

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<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a>, a family-owned developer and builder with nearly four decades of experience, holds a 4.5-star iCIRT rating and was Australia's first developer to introduce 10-Year Latent Defects Insurance (LDI). La Vera is the first apartment development in <a href="https://www.apartments.com.au/developments/macquarie-park-nsw-2113">Macquarie Park</a> approved to offer the additional insurance protection, alongside a five-year warranty on SMEG appliances.

Urban Property Group CEO Patrick Elias said the additional protection reflects changing buyer expectations in the off the plan market.

"Consumers are a lot more weary and a lot more concerned in buying off the plan than they ever have been. Having LDI is a tool to portray the confidence that we have in our product, and a confidence we want buyers to share," Elias said.

Following completion of the building later this year, buyers will move into their apartments well before Christmas.

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Jennifer Duke

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