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The north shore commercial property market in Sydney is expected to be an investor favourite this year after stock shortages in 2013 and rising CBD prices, according to CBRE.
CBRE director, capital markets, institutional investments, Simon Kasprowicz, said that transactions would be strong this year, with strength being recorded in buyer enquiry levels.
Kasprowicz pointed to a ‘bottleneck’ of capital at the end of 2013, which he expects to translate into activity across the market.
“We expect to see further strong sales in 2014 on the back of some exceptional results in 2013 for A-Grade stock such as the transaction of Northpoint, 177 Pacific Highway and 168 Walker Street for $83.75 million in North Sydney,” he said.
Yields have, however, been compressing as a result of stock shortages and increased interest.
“The continuation of strong but scarce sales towards the end of 2013, coupled with higher levels of interest from buyers both established and new, is providing owners the opportunity to exit the market and capitalise on yield compressions,” he said.
While there are buyers across price ranges, there are three distinct groups.
1)      A-Grade assets with long Weight Average Lease Expiries and strong covenants
2)      Value-add opportunities with leasing risks and/or repositioning opportunities
3)      Residential development or redevelopment sites
 “In particular, there is strong overseas interest in the residential and redevelopment market, with these groups looking to convert commercial property to residential – further adding to the increased demand for office assets through the reduction of available fringe office space,” he said.
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jduke-EHk3XBmHkn

Commercial north Sydney stock to be investor favourite, even as yields soften

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For the first time in 35 years, a Hamilton Hill home in Brisbane is being offered up for auction this week, having last sold for $60,000 in 1979.
The property, <a href="https://www.eplace.com.au/property.cfm?propertyID=2536483&amp;realestate=24_Hillside_Crescent_Hamilton_QLD_4007" target="_blank">24 Hillside Crescent</a>, sits on 506 square metres with no sales prior to its last sale. The house, built in the mid-to-late 1930s by the Queensland timber merchant W.S. Brett was designed for the merchant himself. At the time, it was covered by The Courier-Mail as a significant property.
The three-bedroom, two-bathroom 80 year old home retains a number of its historical features, including leadlight awning doors, polished cedar timber floors and high decorative ceilings.
Marketing the home is Sherrie Storor of Place, who said that this was a rare opportunity.
“This house occupies an elevated position on Hamilton Hill and has a wide frontage with panoramic sweeps down both reaches of the Brisbane River and onto the city skyline,” said Storor.
“The home was designed to co-exist with its amazing position, with the floor plan oriented to take full advantage of the amazing Brisbane scenery from nearly every room.”
It has formal and informal living areas, patios, an in-ground Jacuzzi and a terrace.
It is looking for buyers who are open to restoring the home, with renovations required on the home.
“There is ample scope to renovate this home and restore its historic beauty while adding instant value,” she said.
There has already been substantial interest from buyers, and the expectation is for some fierce bidding later on today.
“We’re confident the property will sell – in fact, we are under instructions from the vendor that the property must be sold,” she said.
The auction will take place on Thursday at 6.30pm at the Place head office in East Brisbane.
RP Data's 'land value' section from June last year puts the price at $1,150,000.
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Historic Brisbane, Hamilton Hill home up for auction

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It’s Monday, which means we take the opportunity to look at what some of our regional areas have to offer.
This country house, at 391 Wildes Meadow Road, Wildes Meadow in New South Wales is truly something to behold, particularly if you’re looking for an escape to nature.
The striking white on green landscaped gardens sets off this four-bedroom, two-bathroom home on 7,436 square metres of land and the quaint house also comes with a bit of a history.
 <img src="/images/2014/03/17/wildes-meadow-march-17-one.jpg" alt="">
Dubbed <a href="https://www.realestate.com.au/property-house-nsw-wildes+meadow-116403407" target="_blank">“Country Life with Possibilities” by the listing</a> and called ‘Ferriby’, it has been reduced from $1,680,000 advertised price to $1,595,000, after being listed back in October 2013. The circa 1900s home was occupied by the Post Mistress in 1923, and today has been renovated and extended by a local builder in 2008.
 <img src="/images/2014/03/17/wildes-meadow-march-17-two.jpg" alt="">
The restorations undertaken on the house are noted to have been done without affecting the historic charm of the home, with large picture windows kept in place. In fact, the photographs also show a particularly beautiful bay window.
The main residence includes two living areas, a kitchen, two-bedrooms and a bathroom, with a breezeway leading off into additional quarters with combined living/kitchen and two spacious bedrooms, with a bathroom.
 <img src="/images/2014/03/17/wildes-meadow-march-17-three.jpg" alt="">
The advertisement suggests this could make a good bed and breakfast, or just a good place to have relatives visit. Fencing, shedding and a stable plus a bore with fresh water are included and there is also a chicken coop.
 <img src="/images/2014/03/17/wildes-meadow-march-17-four.jpg" alt="">
It includes double glazing, central heating, underfloor heating, a slow combustion fire, high ceilings and period features, with some attention to the landscaping – noting it would cater well in part for pets. There’s a nice white-stone entertainment area, a path made out of solid pavers and a white picket fence.
It’s located one kilometre from Burrawang Village, and much of the home includes views of Burrawang.
<img src="/images/2014/03/17/wildes-meadow-march-17-five.jpg" alt=""> 
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Rural listing of the day: $1.595 million beauty Ferriby in Wildes Meadow

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When it comes to purchasing a property, it’s easy to forget that there’s a vendor on the other end of the struggle who, ultimately, will determine the outcome to your offer. Their motivations, requirements and attachment to the home in question can all be crucial in getting the deal over the line.
Usually, the real estate agent will play the part of ‘go between’ for yourself and the vendor, leaving very little, if any, opportunity to meet and discuss in person. While this can do wonders for keeping emotions out of the transaction, it can also leave you completely unsure of who you are dealing with and what you can do to push the deal over the line.
There are a number of ways to determine what you can about the vendor.
Questioning the agent correctly
Upon your initial conversation with the real estate agent, you want to take things fairly easy. Remember that the selling agent is the vendor’s agent and is there to act in their best interest. For this reason, you do not want to be asking them to reveal personal information, or details that may limit the potential success for the vendor.
One way to structure your questions is to do so in terms of offers. You could say to them something like the following: “I’m interested in making an offer. Are there any favourable terms and conditions I could include that might make my offer more acceptable? Such as a longer or shorter settlement?”
You haven’t put your cards on the table in terms of a dollar figure, but you’ve alerted the real estate agent that you’re a serious contender for this property and you’ve put the ball into their court.
Don’t be scared to further question why they want those terms, for instance “Excellent, yes, I can certainly put that in. Do they already have their next home lined up?”
If this isn’t particularly revealing, you can ask questions framed in terms of the property itself. You may say “This is a beautiful home, why are they moving away from it?!”
These non-threatening exchanges may provide you a few snippets to get started with.
Checking the property’s history
Heading on to the past records, such as RP Data, can show you a number of important pieces of information. This could include:
<ul>
<li>How long the property has been on the market for</li>
<li>Whether the vendor has changed agents previously</li>
<li>If it is/has been rented or advertised as a rental</li>
<li>Whether the price has been decreased over the sales campaign (also known as ‘vendor discounting’)</li>
</ul>
You can use the area’s averages to get an understanding for how it looks on a comparative basis. You may even find the vendor’s name and a few details within these records, otherwise a land title can reveal the information necessary.
With the vendor’s name, particularly for prestige properties, a quick Google may result in the reason for the move. High quality homes, with high price tags to match, can often be owned by the movers and shakers. Press releases and ‘about us’ staff pages may reveal whether they are moving for a new job offer, or perhaps heading overseas. You’d be surprised what information the internet holds about people – and their properties. Googling the street address can also be just as revealing.
You might just find that Property Observer has written about the home in the past. Here are <a href="/news/watch-your-tracks-the-digital-footprints-your-property-leaves-beind-peter-omalley">some of the digital footprints that properties might just leave behind</a>.
At the open home
Open homes can be good for multiple reasons. While it gives you an opportunity to have a thorough look around the property, you can also get an understanding of the people who lived here last. Children’s rooms, family pictures and new baby paraphernalia may suggest you’re dealing with an upsizer. Meanwhile, older and black and white photographs may indicate otherwise. Other clues can also be in what is displayed – are there certificates and trophies?
You may find that the entire house has already been cleaned out. If it’s the primary place of residence for the previous owners then this may suggest that they have already purchased their next home and that they are looking for a quick sale.
How well presented the home is, and whether it has been professionally staged or not, can also attest to how savvy the vendor is about property.
You may also find that the neighbours are poking around the open home as well, which may give you an opportunity to field some questions about the home and its occupiers as possible.
Speak to the agent again
Head back to the agent with this information. If it has been listed for a long time, you might want to ask questions like the following:
“Are the vendors actually interested in selling? It has been listed for five months, which is far longer than the area’s average.” If you look as though you might step away from purchasing, the real estate agent is likely to try a little harder.
You may also want to ask about any previous offers and the reasons they were not accepted.
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How to: Find out as much about the vendor as possible

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A failure to disclose information and a miscalculation of commission has seen Mundaring real estate agency Willmark Pty Ltd, trading as Rundin Property Consultants, a $3,750 fine.
The agency and one of its sales representatives, Reginald Anthony Roberts of Falcon, were reprimanded by the State Administrative Tribunal, receiving fines of $3,000 and $750 respectively. Each was also ordered to pay costs of $500.
The settlement of a <a href="/news">South Yunderup</a> property in December 2010 was the focus of the disciplinary action by Consumer Protection. The property was near <a href="/news">Mandurah</a>.
The property, at sale, was subject to a drainage easement, which had been lodged with the local shire. It had not been registered. This was not disclosed to the buyer who found out just prior to settlement. The agent and sales representative were told they should have been prompted by a notation at the bottom of the title to make more inquiries.
Confusion between the vendor and agency over the commission to be paid also existed due to incorrect figures displayed next to various fee structures in the selling agreement. This was also not signed nor initialed correctly.
Both the agency and the representative admitted to breaching the Code of Conduct for Agents and Sales Representatives. This was due to demanding commissions contrary to the Code, and for failing to verify material facts as required.
Buyers should have all important information about a property disclosed, said Commissioner for Consumer Protection, Anne Driscoll.
“Appropriate transparency is required in property transactions in WA so real estate agents and sales representatives have an obligation to ensure all known and material information about the property is disclosed to buyers prior to offers being accepted,” Driscoll said.
“It is equally important that the contracts are completed in accordance with the Code of Conduct so there is no confusion between the parties when the property goes to settlement,” she said.
Currently, Reginald Roberts is not listed as a staff member on the <a href="https://www.rundin.com.au/our-team/" target="_blank">Rundin Property Consultants website</a>.
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Agency fined $3,750 for withholding property sale and commission information

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The word 'hotspot' is heavily used by property investors when discussing the next capital growth area. While expectations vary in terms of performance, there are usually some pretty straightforward mechanisms that dictate price and price growth. Here are five of those items and some important pointers to know about these hot areas.
<ol>
<li>
It’s all about supply and demand You’ve no doubt heard this before, but it remains as true as ever. It’s all about supply and demand – the two basic premises of economics. Lower supply, or restrict it, and increase demand – and you’re on your way to success. When you’re undertaking your due diligence on an area it makes sense to look at how these two elements work in concert with each other and ensure you’re looking at possible injections of supply, land opening up, or downturns in demand or desirability. There are many different combinations that can ensure these two elements do, or do not, work favourably together and it is your job as an investor to seek them out. Remember, supply of apartments may not necessarily affect houses - you will need to ensure that you think through the effect any new developments may have on your next purchase. 
</li>
<li>
Infrastructure, infrastructure, infrastructure This is a favourite of observer Terry Ryder. Infrastructure is an <a href="/news/qld/infrastructure-creates-jobs-and-capital-growth-terry-ryder">absolutely critical part of any area’s growth</a>.<a href="/news/qld/infrastructure-creates-jobs-and-capital-growth-terry-ryder"> </a>“Transport infrastructure makes remote locations more accessible; medical infrastructure generates modern health services and long-term employment; and resources infrastructure can spread economic benefits and jobs over vast distances,” Ryder explains. Infrastructure comes in many different forms, and each has the potential to create employment, or make an area more desirable. “The more I chart the events in real estate around Australia the more I am convinced that the greatest creator of capital growth is infrastructure,” he explains. Keeping an eye out for upcoming projects, particularly in areas you have already identified as being of interest to you, can be another boost. 
</li>
<li>
It doesn’t matter how hot the area is, if you can’t afford it Regardless of how many good indicators an area has, no matter how much growth it is expecting, if you are pushing yourself to the financial limit to secure a property – you might just want to forget it and look somewhere else a little more within reach. No area comes without risk, and it doesn’t make good financial sense to risk it all on the potential of capital growth. If you are still adamant about purchasing in a particular area, see if there’s a lower-risk way in, such as a joint venture with someone you know well, a smaller dwelling or a suburb that’s cheaper but nearby. 
</li>
<li>
Historical performance is no indication of future growth Regardless of how well an area has done in the past, of how far the prices have been ticking up, you will want to assess it on its current and future merits. Markets can go down and you may have already missed the boat. While consistent upwards movement in the median value can be reassuring – never assume that this will continue. Similarly, downwards movement can be telling you that the market has further to sink, however further research can provide the reasons for any downturn. You’ll also want to be pretty clear on what the median price is tracking before using it as any sort of a judge of a market’s capital growth movements… it might not actually be recording what you think it is. If you want to have a look at your area of interest’s median price, then here’s some free suburb data (including charts on past growth) for you to begin with. 
</li>
<li>
Employment is one part of the equation Lastly, employment is critical for multiple reasons. Property Observer was previously told by Empower Wealth’s Ben Kingsley that <a href="/news/the-psychology-of-hotspotting-exclusive-interview-with-ben-kingsley">income growth is one of the indicators he looks at to determine capital growt</a>h. Without strong employment, this income growth is unlikely. Similarly, strong and diverse employment hubs ensure a steady stream of tenants and a steady stream of future home buyers who will bid against each other for your property. Decreases in employment, such as major companies shutting down, can have the reverse effect. Remember, if there are no jobs - no one can afford the properties.</li>
</ol>
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Five things you need to know about finding a hotspot

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The next development phase for Queensland’s Portside Wharf, residential stage Pinnacle, has commenced, with the 16 level luxury apartment building expecting completion for 2015.
<a href="https://www.portsidewharf.com.au/" target="_blank">Pinnacle</a> will include 162 one-, two- and three-bedroom apartments, terrace homes and penthouses, and is the only riverfront building at Portside Wharf. It has had $54 million of sales, with prices ranging from $390,000 to $2.4 million. Prices for those currently available start from $435,000, with a sales display currently open.
The apartments are sized from 58 square metres to 241 square metres and more than 70% of the offerings have river and city views.
Click to enlarge
<a href="/images/2014/03/17/portside-wharf-march-17-big.jpg" title="Click to enlarge" rel="shadowbox"><img src="/images/2014/03/17/portside-wharf-march-17-small.jpg"></a>
Photo: Indicative view from rooftop 
Portside Wharf is a mixed-use development, including the Brisbane Cruise Ship Terminal and a waterfront restaurant and retail hub. There are already 300 people in residence across the first four stages, called Promenade, Flare, Loft and Infinity.
Brisbane Lord Mayor, Graham Quirk, and Portside Wharf project director, Lee Butterworth, unveiled the construction at the end of last week.
 <img src="/images/2014/03/17/portside-wharf-march-17-one.jpg" alt="">
The Brisbane waterfront will be redeveloped under the greater Northshore Hamilton plan, with new retail precincts, residential options and green space all earmarked for the area.
"Pinnacle will be the first residential building constructed at Portside Wharf since works began on Promenade in late 2010, proving we have weathered the global financial crisis and are ready to move forward with the development of this iconic address," said Butterworth.
<img src="/images/2014/03/17/portside-wharf-march-17-two.jpg" alt=""> 
"With Pinnacle's strong off the plan sales, it is clear that confidence is returning to the market, with total sales at Portside Wharf now reaching more than $83 million.”
Currently, more than 250,000 visitors each year come to the area through the Cruise Ship Terminal.
 <img src="/images/2014/03/17/portside-wharf-march-17-three.jpg" alt="">
"Our vision for Portside Wharf is to be the beating heart of the entire Northshore Hamilton development.  We have so far achieved that vision and established Portside Wharf as a Brisbane landmark and a vibrant community that has reinvented this once overlooked part of the Brisbane River,” he said.
Pinnacle will have a rooftop terrace with a pool, BBQ, gym, entertainment area and onsite guards and management.
 <img src="/images/2014/03/17/portside-wharf-march-17-four.jpg" alt="">
Located six kilometres from the CBD, Butterworth is marketing it towards ‘high flyers and executives’ as well as ‘empty nesters’ and young couples.
Portside Wharf also houses big brand retailers such as Dendy Cinema, IGA, Jetts Fitness and a number of hairdressing and restaurant outlets.
 <img src="/images/2014/03/17/portside-wharf-march-17-five.jpg" alt="">
Photos are artistic impressions.
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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Construction commences on Brisbane waterfront Portside Wharf’s Pinnacle

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We all get told what we should be doing with investment properties, but it's not as often you get told what not to do. Here are five mistakes that you do not want to be in the middle of.
<ol>
<li>
Assuming you will never sell One of the common misconceptions in property is that you will just hold the asset forever. While for some this is the case, it's far more likely that you will need to sell the property at some point. If you do not think about your exit strategy, you may find yourself missing out on other opportunities or, worse, you may find yourself unable to sell the home if the worst happens and you do need to sell. Thinking about how it will sell, and when may be optimal, is very important for every investor. Never make the assumption that you will hold for the long-term. By all means, plan ahead, but ensure you have that escape route in mind. 
</li>
<li>
DIY-ing without experience Many an investor has gone into their property and attempted to fix, renovate or style a home on their own - with no prior experience. If you're a sparky by trade, then go ahead and get hands on. But if you're not exactly handy either get trained up first or back off. Don't risk wrecking your property or rendering it unsafe for yourself and others by trying to save some money on labour. 
</li>
<li>
Forgetting to look for independent advice It's all well and good having a chat with the real estate agent selling you a property, or the developer who is building the apartments you have been looking at. But nothing can replace solid, independent advice from impartial and qualified professionals. Seek out a second opinion where possible, and always be looking for what their ulterior motive may be. 
</li>
<li>
Postponing maintenance and tenant requests While tenant requests can be difficult and, for some, an irritation - you cannot brush them aside. The best landlords will always keep a close watch on what their tenants are asking them to fix - perhaps there's an indication of a bigger problem, or perhaps the entire home needs updating. Similarly, small problems have a habit of spiralling into larger ones. That small leak under the upstairs sink? It's now a large leak that has spread to the downstairs ceiling. Don't let things get out of hand when the fix may have been small in the first place. Remember that your tenants are living in this property as their home and are deserving of a high standard - keep your tenants happy, and they will usually look after your property. 
</li>
<li>
Ignoring your own risk profile Don't be encouraged into buying or engaging in a property or scheme that makes you uncomfortable. There are plenty of opportunities to jump out of your comfort zone in life, but when it comes to your finances and your retirement plan this might not be one of them. Be honest with yourself about what you are comfortable with, including how much debt and outgoings you can accept and don't be coerced into doing anything else by external parties. If you do feel you are being too conservative, speak to someone close to you that you can trust. Remember, though, what is right for someone else isn't necessarily right for you. 
</li>
<li>
Jumping on the bandwagon Lastly, we have a tendency to see what other people are doing and getting excited about it. There's no harm in following trends, but you may find that it stilts your potential growth with investments. Many people following mainstream media reports of 'hotspots' or the advice they get from their parents at a barbecue are likely to see themselves buying into the market far too late. Do not get caught up in property hysteria that sees many overpaying and missing out on the best growth. Always take a step back and look at the entire picture.</li>
</ol>
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Six things you must not do as an investor

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Landlord Watch Australia has taken the concept of a tenant blacklist and turned it on its head - how about a blacklist for landlords?
With the tagline "A safe and secure home is a need essential to human happiness and well-being" the <a href="https://www.landlordwatch.com.au/%20" target="_blank">Landlord Watch website</a> asks tenants to dob in their dodgy landlords, and provides "top five" lists of 'Bad Landlords' as well as the 'Rotten Realtor' of the year. It's not all bad news, there's also a 'Lovely Landlord Award'. Announced in July, it seems that last year they didn't present a landlord with this award as they didn't receive a single entrant for it. "We automatically review ratings submitted by tenants, but you can also nominate your realtor by email. Realtors can be nominated for the award at any time. We accept nominations from whistleblowers including advocates, officials, and neighbours. Please provide as much information as you can, including correspondence, photos, video footage, and so on," the site says. The not-for-profit was created in 2012 by two tenants, and it is located in New South Wales and Victoria. To make the bad landlord list, there's a judging criteria. Here are a few of the items taken into account:
<ul>
<li>Compliance with a tenant's human rights</li>
<li>Compliance with legal obligations</li>
<li>Compliance with contractual obligations</li>
<li>Community and media interest in the issue</li>
<li>Direct or indirect discrimination against tenants on the basis of gender, family status, sexual preference, age, race, etc</li>
<li>Denial of procedural fairness or natural justice</li>
<li>Consequences and impact of their conduct on the tenant and their family members.</li>
<li>Number of persons affected</li>
</ul>
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Are you on Australia's landlord blacklist?

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Meriton Group’s property management arm, called Meriton Property Services, says that they have an average vacancy rate of 0.5% across their 3,000 apartments in Sydney.
This compares to the city’s average vacancy rate of 1.7%, according to SQM Research.
Meriton managing director Harry Triguboff said that they have the advantage having built the entire blocks.
He notes that the positioning of the apartments, the generous sizes, and the fact that they’re well-appointed and close to public transport have helped them perform.
In addition they also station an onsite building manager, or caretaker, to each property to ensure that they are maintained correctly.
The 0.5% is a record low for the company.
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Harry Triguboff’s Sydney property management arm has 0.5% vacancy rate

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."

[smartcode_project:default project_id=151449 project_image_fid=357463]

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.

[smartcode_project:default project_id=134951 project_image_fid=368645]

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."

[smartcode_project:default project_id=134951 project_image_fid=358802]

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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