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With soft first home buyer numbers recorded, and Finder.com.au suggesting this will continue over the year, the comparison site is referring to the struggle between investors and first time buyers as a ‘property war’.
There was a slight increase in the proportion of first home buyers of all owner-occupied loans financed in January 2014, from December’s 12.7% to January’s 13.2%, as recorded by the Australian Bureau of Statistics however this is still five times less than investment loans financed.
With investment loan commitments in January among the highest levels recorded, over $8.4 billion, this was starkly in contrast to first home buyers’ $1.75 billion.
Michelle Hutchison, money expert at Finder.com.au, said that investors’ strength is likely to continue their hold over the first timers this year.
“Investors are holding some first home buyers hostage from the property market as they take advantage of low interest rates and high yields. If you’re a first home buyer and not prepared, you won’t get out alive – with a property to own,” said Hutchison.
“Investors are stronger in the property market than first home buyers because they can use equity from their existing home and take advantage of low rates to snap up properties faster. While first home buyers are slowed down by the cost of saving for a deposit and upfront fees with no existing equity,” she said.
“If this trend continues, we can expect to see property investors grow even stronger, and likely to hit almost $10 billion in home loans financed per month by December.”
Whether any of the investors were first time buyers, purchasing for an investment and not a home, has not been identified.
Despite the metaphor, Hutchison encouraged first home buyers not to be intimidated by the investor presence in the market, noting that a stable job, a saved deposit and an understanding of home loans should leave these buyers comfortable.
Similarly, she noted that a huge deposit isn’t hugely necessary, with many offering loans of up to 3% deposit, that setting a budget is crucial and that some government incentives are on offer.
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jduke-EHk3XBmHkn

Investor and first home buyer struggle dubbed a "property war"

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Upon buying or selling a property there is what is called a ‘settlement period’. This is the length of time between which the buyer completes payment of the contract and then takes over ownership of the home.
Up until settlement, the property is the legal responsibility of the vendor. That is, they will be required to pay rates for up to, and including, the day of settlement. After this, the buyer takes over.
As the property is not transferred until settlement day, the buyer will not yet have a mortgage over the home.
Remember, the settlement period can be used as a negotiating tool to help get a deal over the line. It is not uncommon to see disagreements over the settlement period cause a sale not to occur.
Common settlement periods Common periods for settlement are usually 30, 60 or 90 days. In New South Wales, 42 days is fairly common, while in other states and territories it tends to be 60 days.
However, this isn’t set in stone and both parties can ask for longer or shorter settlement dates. Both the vendor and the buyer must agree on the settlement period, and this can cause some issues if different motivations come into play.
Delays can happen on the vendor and the buyers end, and they may wish to change the settlement. However, this will have been written into the Contract Of Sale and neither the vendor nor the buyer is under obligation to change to suit the other after the initial agreement.
The settlement period allows time for conveyancing, organising the move and lining settlements up with other property interests.
It is unlikely the buyer will be granted access ahead of the settlement’s completion and the keys are usually given after settlement takes place.
Why a longer settlement?
A longer settlement allows the buyer to save up some more money as a buffer – such as using six months to store away as much as possible. This is particularly the case for upgraders who are dealing with a smaller mortgage currently, first home buyers who are paying low levels of rent or living at home and investors who are adding to their portfolio.
The additional funds can be saved for renovations, furnishings or anything else as required.
The vendor may prefer a longer settlement if they are still looking for a property to purchase, are waiting to get past a significant event in their own lives (such as relocating overseas) or similar. There are many reasons for this option.
A longer settlement may also benefit the buyer in that any market upturns will become instant capital gains when settlement is finally processed as, by this point, the price offer will have already been accepted. However, this may mean that the market can also drop or the vacancies in the area increase, before you have even had the opportunity to bring a tenant in.
Why a shorter settlement?
Vendors who have already found another home, and buyers who have sold theirs, may be keen to move in to the home quickly. This often encourages a shorter settlement, particularly if the vendor faces having to pay for both.
Similarly, some buyers will want to move in ahead of Christmas or a holiday period, particularly if it is a family buying, and a shorter settlement near these periods may be requested.
Shorter settlements can also suit those wanting to undertake work to the property as soon as possible, or who are expecting a positive cash flow from owning the home.
Other considerations
Regardless of the length of the settlement, damage can be done to the property during this time and it is wise to have something written into the contract regarding assessing ahead of time to ensure that the vendor rectifies any later issues.
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How to: Choose the right settlement period

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Another 12 months of low interest rates are on the cards, with no increase expected until around February 2015, predicts Smartline Personal Mortgage Advisers.
With some lenders easing their fixed interest rates in recent weeks, the current prediction is that there is unlikely to be any change until next year.
Smartline’s executive director, Joe Sirianni, said that the indicators point to a long period of historically cheap variable rate home loans.
<blockquote>
“Those with an owner-occupier property have the opportunity to make some serious inroads into their outstanding mortgage...”
</blockquote>
“Even if rates do rise in early 2015, predictions are that this will be only a 0.25% increase, which will still mean rates will be at some of the lowest levels ever seen,” said Sirianni.
There have been some predictions that fixed rates would increase soon, however non-major lenders appear to be reducing their rates increasingly, outpacing the major banks.
“This is not an insignificant difference,” Sirianni said.
“Someone with a $300,000 mortgage would be more than $900 a year better off over the three year period simply by choosing 4.74% per annum rather than 5.09%.”
Sirianni said that these figures, such as variable rates available at 5% per annum, are allowing investors to find properties that provide a return greater than interest costs.
“Those with an owner-occupier property have the opportunity to make some serious inroads into their outstanding mortgage balance by paying off extra while rates are so low,” he said.
“Those who want to maximise the opportunities associated with the current economic environment should be seeking quality mortgage advice on the best approach for them.”
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Interest rates to stay low for 12 months: Smartline

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Renovation and the great home improvement effort are close to the heart for investors. Everyone loves the concept of making money while using a flair for design and their own before and after project to share.
We regularly hear that there are many properties you can renovate across the country and that huge profits can be made. There are certainly opportunities, but don't go into any purchase thinking that you can throw money around and make a profit. Planning wisely is crucial, as is knowing what to avoid.
With this in mind, there are definitely some properties that you might want to consider steering clear of if it's a renovation project that you're considering. Here are five that you want to think twice about renovating.
<ol>
<li>
New, or new-ish, stock This one should be obvious. If you want to renovate to make money, then straight away ignore anything that has been around the traps for too short a period of time. If the property is new, or close to it, then you don't want to be wasting time trying to make improvements on what has already been improved. While you may not want to jump completely to the other end of the spectrum and find something that is completely falling apart, you certainly don't want to buy something where there isn't the option to update as much as possible. It's also important to note that properties in areas where new comparable properties are selling for the same as the amount you will need to sell for to make money may also not see a profit - when offered an equivalent price prospect, who wouldn't choose a new home? 
</li>
<li>
The money pit There's likely one of these in every area. It has something dramatically wrong with it, usually structural, and it tends to be something you can't see at a glance. It's the common mantra for renovators that you have to do things with visibility in mind - if it's not a visible update then it's money being sunk into the wrong area. Unless you can get the property for the discount it costs to fix this issue, perhaps extensive termite damage, then it's often worth skipping the challenge. For some properties, it might actually be a case that it's really a re-build that's required. 
</li>
<li>
Where the issue isn't the reno For some properties it's not the style of the property, or the state it is in that is dragging it down. Often, it's the specific location that will always put a cap on the price - think a busy road that no careful fencing can reduce the sound of. Other things you may not be able to improve are the neighbours (you can pick your friends...), pylons, positioning in a flood area, the worst street, an unsightly aspect and often the position of the house on the block. If you can't fix it through your renovation then you're already on the back foot and inheriting someone else's problem. 
</li>
<li>
SMSF properties Let's be clear with this, if you're buying in your self-managed super fund then there are some things you can, and many things you can't, do. If industry expertise is anything to go by, there are certainly repairs and alterations that can be made. However, if you want to be adding bedrooms or extensions, or doing anything significant, it's time to get the ATO involved from the beginning to ensure you remain compliant. You are also going to find yourself up against borrowing rules and limits on what you can contribute to the fund yourself. While <a href="/expert-insights/building/ato-ruling-specifies-allowable-repairs-and-renovations-for-smsf-property-investors">there may be opportunities here, be prepared to jump through some extra hoops</a>. 
</li>
<li>
Properties out of your budget Remember, just because you can score big on a property in terms of purchase price, it doesn't mean you'll be able to renovate it to the standard you were dreaming of. Properties in upmarket areas demand an upmarket renovation that, while you can definitely keep less expensive than an owner occupied renovation, will cost you more than when renovating smaller properties elsewhere. If you have a $40,000 renovation budget and are looking at buying a good deal but decrepit mansion, prepare to not be able to afford to renovate the home acceptably.</li>
</ol>
Renovate wisely!
Do you have any renovation nightmares or successes?
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Five types of properties you should think twice about before renovating

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AMP Capital’s Ocean Keys Shopping Centre in northern Perth’s Clarkson has seen the first stage open for the two year development and will also include 10 new residential apartments adjoining the centre.
The $105 million project is part of a $2.8 billion development pipeline for AMP Capital including redevelopments in northern Sydney’s Macquarie Centre, for $440 million, Pacific Fair on the Gold Coast, at $670 million and proposed developments at Perth’s Garden City and Karrinyup.
{qtube vid:=vugwgsnk9EM}
The redevelopment is a response to strong growth in the northern Perth suburbs, with Ocean Keys in what is called one of the faster growing regions in Australia. The trade area’s population is expected to grow at an annual 5.3% from 2016 to 2021.
This release is ahead of the official schedule for April, and has brought 30 stores, a dining area and a playground to fruition, which add to the recently opened undercover car park, announced AMP Capital Shopping Centres’ managing director Bryan Hynes.
“The redevelopment of Ocean Keys will provide our investors in the AMP Capital Shopping Centre Fund with enhanced risk adjusted returns by creating a first class shopping and leisure destinations,” said Hynes.
The redevelopment created 200 construction jobs and completion will offer 400 retail positions.
By the end of this year the redevelopment will be complete, with Target, Kmart, Coles and Woolworths in position with more than 120 shops and services in total.
<img src="/images/2014/03/24/ocean-key-march-24-plan.gif" alt="">_
The centre will be 37,000 square metres upon completion, and will include a new casual dining precinct and the 10 new residential apartments. There has also been the suggestion that a number of office spaces will be included.
The residential apartments were required by council, and proposals to council for the dwellings see them placed at the corner of Ocean Keys Boulevard and Key Largo Drive overlooking Key Largo Drive. Six of the dwellings planned for are one-bedroom units, with the remaining four being two-bedroom units. A residential lobby was also proposed for lift access and a flight of stairs.
<a href="https://www.oceankeys.net.au" target="_blank">Ocean Keys</a> is already used as an amenity selling point for a number of online residential property listings.
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First stage of $105 million Ocean Keys shopping centre development in Perth begins

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A former West Australian settlement agent, who surrendered her licence in September 2010, has had to pay more than $150,000 in fines and compensation after unauthorised withdrawals from a trust account, as ordered by the Joondalup Magistrates Court.
Renee Lee Matthews, who had traded as Saachi Settlements of Ocean Reef, was fined $9,000 after pleading guilty to five charges of breaching the Settlement Agents Act. She then was ordered to pay a total of $129,422 to the Fidelity Guarantee Account, $11,889 in court costs and $923 to a former client.
Matthews failed to pay stamp duty to the Office of State Revenue on five properties in Clarkson, Pearsall, Port Kennedy, Bassendean and Butler, said Consumer Protection. These settlements occurred between February and April 2010.
Investigation into Matthews’ trust account found that she had used a portion of the stamp duty payments to pay off previous Office of State Revenue debt, with the majority of the funds transferred out of the trust account.
This is in breach of the Settlement Agents Act that orders money to only be withdrawn with the purpose of completing a settlement or by written consent of the parties involved.
The Fidelity Guarantee Account, operated by Consumer Protection, had paid the outstanding debt to the OSR for former clients of Matthews. The compensation fund is created of revenue from licence fees and interest from trust accounts.
Commissioner for Consumer Protection Anne Driscoll said that there are strict procedures in place around the transfer of funds for property transactions in the state, designed to protect consumers.
“Agents must adhere strictly to these laws as there are serious consequences for any breaches, and may result in the settlement of properties being delayed at great expense and inconvenience to both buyers and sellers,” said Driscoll.
The penalty was handed down by Magistrate Edward De Vries, who noted that this betrayal of trust brings the entire profession into disrepute, however also noted that Matthews had difficult personal circumstances when the offences took place.
Matthews was operating a mobile business with an address listed at 5 Era Cove, Ocean Reef, where she independently owned and operated Saachi. The property is owned by Kerry Ann Matthews and Wayne Matthews.
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Trust account abuse sees settlement agent pay $150,000

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An upcoming seminar from Archers Body Corporate Management, in conjunction with Attorney-General Jarrod Bleijie and Mayor Mark Jamieson, is set to discuss the future of the Sunshine Coast’s strata communities and developments. And there’s two areas that investors are being pointed to.
Archers’ Andrew Staehr points to two main 'hotspots' for residents and investors to watch in the coming years – <a href="/news">Kawana</a> and <a href="/news">Maroochydore</a>.
“We are seeing a lot of activity in the Kawana area as a result of the Oceanside Health Hub and Kawana Health Campus development – expected to be one of the single largest health projects in Australia,” said Staehr.
“There is a huge focus on community living on the Sunshine Coast at the moment and Archers is involved in nine new projects within a three kilometre radius of the Oceanside Kawana project totalling more than 600 lots.”
He said that as these sites become developed, an increasing number of off-the-plan sales are being recorded, with investors being a large proportion of the buyers. Staehr said that these are good opportunities to buy into the market early.
Meanwhile, Jamieson said that a larger amount of this high-density development would be impacting the region for the next two decades.
“In the short to medium term, we have the Kawana Health Hub and Birtinya, which will provide housing for the new $1.8 billion Sunshine Coast Public University Hospital, while the Maroochydore Priority Development Area will start to come on line in a few years,” he said.
“The longer term will see the beginnings of Caloundra South. With all developments earmarked for higher-density populations, strata title ­will feature strongly.”
Strata development is, however, expected to be impacted by the Queensland government’s much-discussed review of property law to be released this year.
“The government has demonstrated its commitment to cutting red tape and addressing strata title issues for unit owners and developers on the Sunshine Coast,” said Staehr.
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Are these two Sunshine Coast suburbs the places to watch?

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You may have seen by now that we have brand new suburb module pages, which anyone looking to invest should find a great place to start when researching property investment this weekend. Located in our 'Finding' section's 'Suburb Data' page, or <a href="https://www.propertyobserver.com.au/finding/location/suburb-data" target="_blank">through this link</a>, each suburb is provided with a number of useful information that will help kickstart your research.
You can also find the suburb search module throughout the site, for whenever you need quick information on an area you're considering or comparing.
Suburb map
The first thing you'll find on each page is a map of the suburb. These maps not only quickly locate where the suburb is in conjunction to other local areas, but it also allows you to see nearby train lines, and to click through to Google Maps to explore the area further.
While <a href="/news/what-you-can-learn-by-walking-through-a-suburb-investor-research">walking through a suburb can reveal some crucial information</a>, an online map search can quickly put you in a good position in advance. If you're in the assessing an area part of the process, you'll also want to understand <a href="/news/how-to-assess-a-street-within-a-suburb">how important street selection can be</a>.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2014/03/21/map-march-21-breakout.jpg" alt=""> 
House and unit data
It is this module, powered by RP Data, that provides you with all the latest house and unit data - including graphs you can scan your cursor across for more date-specific information.These graphs include price data, rental data and market trends - the average time on market correlated with the average hold period.
Median prices can be incredibly useful when undertaking your due diligence, but make sure you know exactly what it means. If you haven't dealt with medians much before, or you want a refresher, then <a href="/expert-insights/investing/how-to-determine-the-median-house-price">here's how the median price is calculated</a>.
You may also want to read these <a href="/expert-insights/four-things-to-know-about-median-prices">four things you need to know about medians</a>.
 <img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2014/03/21/suburb-data-march-21-breakout.jpg" alt="">
Demographic data
We then have the demographic information powered by the 2011 Census data. This includes household composition, landlord type, ownership type, employment and a number of other useful aspects about who is living in your target suburb.
How and what you look for when using demographic data can vary from person to person. Investors Choice's Jane Slack-Smith <a href="/news/why-you-need-to-do-your-demographic-research-before-writing-that-buyers-cheque">explained her approach to this data previously</a>.
We're always open to new ideas on what data you'd like to get your hands on. Is there anything else you'd like to see in these suburb data pages?
 <img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2014/03/21/demographic--data-march-21-breakout.jpg" alt="">
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How to use Property Observer's suburb data pages

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Mining and gas developments in Queensland’s regional areas will be up for changes under the Regional Planning Interests Act 2014.
Deputy Premier and Minister for State Development, Planning and Infrastructure, Jeff Seeney, said that the Act will provide certainty for the agriculture and resource sectors, with landholders previously struggling to cope with unprecendented growth in the resource sector.
However, Seeney was quick to point out that development would not actually be prohibited under the Act, but would provide conditions that should be met.
“The laws will require a shift in thinking for resource companies and farmers but they are based on planning mechanisms that have been successfully used to resolve land use conflicts in urban settings for years,” he said.
“Resource companies can no longer proceed directly to the Land Court after 40 days should a landholder not agree to a proposed activity – equally a resources company may receive an exemption from the Regional Interest Development Application process simply by reaching a recognised legal agreement with a landholder.”
Regional plans across different areas have been set out, including the Cape York Regional Plan’s draft.
“These plans establish the over-arching principles that will apply to consideration of future development in a region and will reflect the vision and wishes of the local community,” he said.
Within each plan there are four areas of regional interest that will be recognised and protected, including priority living areas, priority agricultural areas, strategic environmental areas and strategic cropping areas.
For a developer to go ahead, the Act will require an agreement to be reached with the landholder of a Regional Interest Development Approval granted.
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Queensland’s regional planning put under the microscope

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A new Brunswick East development has revitalised the former heritage Tip Top bakery site, purchased by Little Projects in 2009, into boutique homes and shops.
<a href="https://livebrunswickeast.com.au/" target="_blank" style="line-height: 1.3em;">The $113 project for the site</a>, which is located between Edward and Weston Streets, had been unused for close to 10 years prior to purchase.
Little Projects’ managing director Michael Fox looked to bring an urban style to the area.
“We have always seen Brunswick East as an up-and-coming suburb and we have now unlocked this potential through this project with settlements set to commence from April this year. This is an exciting step forward for Melbourne’s North,” Fox said.
Using the theme of the original 1.2 hectare bakery site, he has called the six smaller buildings Stables, Seeds, Silo, Rye, Grain and Malt.
The Rothelowman designed buildings each have a unique aspect, some with entertainer’s balconies and city views. Similarly, they also have separate street addresses for discreet access. Urbis designed the internal laneways.
The Learning Sanctuary is housed on the site, a 92-place childcare centre within the Seeds building. It also includes a rooftop outdoor space.
A café and office will also be within the Seeds building, while a commercial space for a retailer or office is at the bottom of the Stables building.
“We’re creating a community, so we consider the flow-on impact on the surrounding streets and wanted to create a precinct that adds value to the neighbourhood and that people want to be part of,” Fox said.
Elements of the former brick façade and Art Deco stables have been retained as part of the site’s heritage.
The apartments remaining in the complex are two-bedroom offerings, with the first of the apartments to settle in April. They come in two floor plans, The Sanctuary and The Entertainer.
Some of the apartments are being offered for rent, with one-bedroom from $300 per week and two-bedroom from $420 per week, with a move-in from May.
For the latest development listings, brought to you by Property Observer and partners, see our <a href="https://showcase.propertyobserver.com.au/" rel="nofollow">INVESTOR SHOWCASE</a>. 
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A not-so Little Project for Brunswick East's Tip Top bakery site

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."

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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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