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Affordable housing, and a boost for employment, are the aims of new reforms from the Queensland government who are, once again, looking at planning law reforms.
Deputy Premier and Minister for State Development, Infrastructure and Planning Jeff Seeney addressed the Queensland Planning Forum in Brisbane, promising that legislative changes would see the state's planning system rise to be the best in the country.
“Clearer, less complicated planning laws will help to kick-start the construction industry, boosting jobs and delivering more affordable housing for Queenslanders,” Seeney said.
“We have already introduced significant reforms in the planning space, such as the new State Planning Policy and one-stop-shop State Assessment and Referral Agency, but I think the best is still to come."
A "raft of sweeping reforms" to come to fruition this year was pointed to by Seeney, as he thanked the industry for their input.
“The changes will provide greater certainty for developers and greater confidence for councils, giving them the capability and discretion they need to make assessment applications," he said.
The Regional Planning Interests Bill is to be debated in Parliament, and the Planning for Queensland's Development Bill will be introduced in late-2014.
There is an aim for a simplification of the planning and development system, and a focus on economic growth.
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"Raft of sweeping reforms" to come for planning laws in Queensland this year

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Work has begun on an IKEA story in Sydney's <a href="/news">Marsden Park</a>, north-west of the CBD.
The 76,000 square metre site in Sydney Business Park on which the store will be built is four times the size of the Sydney Cricket Ground. The store will take up 28,500 square metres.
A breaking the ground ceremony was recently held at the site (pictured above, L-R: Federal member for Chifley, Ed Husic, IKEA country manager, David Hood, NSW Premier Barry O’Farrell, Sydney Business Park development director, Owen Walsh)
Australia country manager for IKEA, David Hood, said that this is a result of the demand from new homes being developed.
“With the new homes that are being developed locally and an increasing number of families moving in, this new store is an important step in IKEA making its range of affordable, well-designed home furnishing products available to as many people as possible," said Hood.
“This new store will benefit our customers in Sydney’s northwest by providing more space to showcase our inspirational home furnishing ideas and improved accessibility."
This will be the second largest IKEA store in New South Wales, and will include 850 car parking spaces, staffed children's play facility, 5,750 square metres of Markethall, 5,753 square metres of showroom, a 450-seat IKEA restaurant and 7,600 products.
It is scheduled to open in June 2015, after a 15-month build. It will reportedly create 320 new jobs.
However, it won't be without competition. Woolworths has acquired a site, with <a href="/news/nsw/diy-battle-heats-up-with-woolworths-to-build-masters-store-in-marsden-park">rumours it is for a Masters Home Building store</a>.
Other big-name brands have also moved in, including <a href="/expert-insights/investing/costco-is-set-to-open-up-its-seventh-store-in-australia-in-sydneys-marsden-park">Costco, who will open their seventh Australian store</a> in the area. A <a href="/news/strong-buyer-demand-for-greenways-first-house-and-land-package-release">number of new house and land developments have also been announced</a>, or are under construction, nearby.
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Sydney welcomes IKEA to Marsden Park as area heats up

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Art deco apartment conversion, Chiswick Green Apartments, has seen construction begin on the properties in Sydney's Inner West.
The waterside apartments, a block of 21, still has five remaining for sale. The former 1930s BHP Building, at 54 Blackwall Point Road, Chiswick, is being developed by Mosman-based Lawrence Chong Architects, who are adding this to their list of recent boutique developments, including Eastwood Green. It's looking to retain the facade, but replace the entire inside with modern furnishings. “The majority of purchasers have been first home buyers who have found the proximity to the Sydney CBD, amazing value for money and spacious layouts appealing as a perfect first home for young singles and couples," said sales manager and project marketing, Matrix Property Group, Glen McLachlan, who is marketing the project. This comes despite softer first time buyer numbers being recorded in the official Australian Bureau of Statistics data. “Investors have also been keen to get into the development, taking advantage of the strong rental market in the inner west,” said McLachlan. The apartments In total, there will be seven one-bedroom, nine two-bedroom and five three-bedroom apartments, including park and water "glimpses". Of the five remaining, prices span from $575,000 to $1.38 million, for one-bedroom and three-bedroom floorplans. The sizes range from 59 square metres to 117 square metres, with either a balcony, courtyard or both. On initial launch, the cheapest one-bedroom apartment available was being advertised for $509,000. Construction is expected to see completion early next year. Construction on the project was initially slated for 2013 with an early-2014 completion.
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 begins at Chiswick Green Apartments in Sydney's inner west

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With home loan approvals falling once more, 1300HomeLoan said that this is yet another sign of the economy's fragility and the requirement for the Reserve Bank to hold interest rates.
Seasonally adjusted, the Australian Bureau of Statistics saw the number of home loan approvals in January fall 0.4%, and a 1.9% drop in December.
Managing director of 1300HomeLoan, John Kolenda, said that talk of a surging economy is coming off the mark and that any early increase of interest rates will see consumer sentiment rush towards conservatism.
“Demand for home loans remains flat and the longer the RBA maintains its cash rate at the record low of 2.5% the better as this has at least provided much needed stability for consumers,” Kolenda said.
“Unemployment also is likely to rise with many companies forced to make job cuts. The retail sector is still not showing sustained improvement, while the resources sector continues to slow," he said.
“Creating a more positive consumer sentiment has taken numerous rate decreases over the past few years. Pulling the trigger too quickly could have serious consequences for consumer confidence.”
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Housing finance figures points to fragility of economy

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Many property owners have considered moving out and turning their original home into an investment property - and there are a number of benefits to this. You can avoid hefty selling and buying costs if you want to purchase another property, you can attain the flexibility of a renting lifestyle, perhaps in a more affordable area and you already know the area so well.
However, is this really the right approach for you? Here are five questions you need to be asking yourself if you want to convert your home into an investment.
<ol>
<li>
Are you willing to 'let go' emotionally? If your heart and soul are in that home and you're intending to put it on the rental market, then you need to ensure you are going to be able to handle any tenant damage, wear and tear or other issues that could make you the landlord from hell. You also want to ensure that you're not just keeping the property due to this inability to 'let go' that may cloud your judgement about its future potential. 
</li>
<li>
Did you buy your current home as an investment in the first place? If you did not - then does it stack up in terms of investment fundamentals? You may have purchased well, but it might not necessarily be the best place to park your money. Perhaps you bought there as it was close to your friends or family, or near to your workplace. Remember that what attracts you, might not attract other people. If you can't justify why the area is a good investment, then stop right now and reconsider - you might be missing out on the opportunities elsewhere by holding on to a lemon. 
</li>
<li>
What is the reason you are moving? You may be moving for a specific, unrelated reason or because it has always been the plan. But it might also be something about the property or area that you dislike. If the neighbours or the noise is driving you out then it might prompt you to ask yourself whether this is something that will keep the price down into the future. 
</li>
<li>
Can you afford to hold it as an investment? If you're looking to buy elsewhere and hold onto this current property, then you need to step back and look at the affordability equation. How long can that property stay vacant until you start feeling the pressure? Is it actually financially better for you to rent another property instead of buying? How much debt will you be in? What sort of rent will the property achieve? Speak to your accountant and your broker and have a think about what happens if you lose your job or the worst happens. You will also want to see what funds you need to pay to get the property "investment ready". This may include necessary renovations or upgrades, cleaning, new smoke alarms or other costs that many do not consider. 
</li>
<li>
Are you willing to lose your PPOR benefits, such as CGT exemption? There are a number of benefits to owning a primary place of residence rather than converting it into an investment. One of these is an exemption on Capital Gains Tax. You will still potentially achieve a partial exemption, but depending on how long it takes for you to sell and the proportion of ownership time compared to renting will dictate much of what you will pay. Similarly, if you received a government grant - have you fulfilled your obligations under that grant, such as length of time you need to have lived in the home?</li>
</ol>
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Should you turn your home into an investment property? Ask yourself these five questions

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While criticism of the National Rental Affordability Scheme (NRAS) has been seeing headlines recently, the Green Building Council of Australia (GBCA) is still urging the government to re-commit.
The GBCA's chief operating officer, Robin Mellon, applauded NRAS for driving affordable housing projects across the country, with many of them reaching Green Star benchmarks. NRAS has delivered a total of 14,500 dwellings, with allocations for another 23,000.
“Rather than scrapping the scheme, the Abbott government has the opportunity to make a good scheme even better," said Mellon.
The first NRAS project to achieve 5 Star Green Star - Multi Unit Residential As Built v1 certification was Monash University's Briggs Hall &amp; Jackomos Hall. The University of Tasmania also has projects registered to achieve the certification.
“These NRAS projects demonstrate that well-designed and well-constructed, sustainable developments are more efficient buildings – with lower energy consumption and lower energy bills the result,” said Mellon.
He pointed to recent comments from executive director of the Residential Development Council, Nick Proud, that ditching NRAS would be throwing the baby out with the bathwater.
“Increasing housing affordability in Australia requires a range of complementary measures, together with commitment from industry and all levels of government. NRAS is a vital piece of the jigsaw – one that we can't afford to lose,” said Mellon.
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Despite NRAS criticism, government should commit to scheme: GBCA

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After frequent flooding and subsequent increases in insurance costs, levees were proposed for towns such as Roma in Queensland. These levees saw insurance companies predict a drop of up to 80% for premiums in these areas. But will it happen?
Inspecting the new levees, Community Recovery and Resilience Minister, David Crisafulli, said that he is calling insurance companies on their word, and asking them to reduce insurance premiums as a result of the new construction.
He is also getting unidentified homeowners to compare their bills before and after the installation of the levee. There has been more than $20 million spent in <a href="/news">Roma</a> and <a href="/news">St George</a> to protect many homes from flooding, and there's more to come.
“These communities have for too long endured the double whammy of frequent floods and sky-rocketing insurance costs,” Crisafulli said.
“Through our partnerships with local councils, we promised to protect these towns from further heartache and we have delivered."
He encouraged property owners in the area to seek revised quotes and to find the best deal, saying that insurers who drop their premiums are to be applauded, and those that do not should be avoided.
“There is no reason why a local whose home is now protected by a levee in either of these towns should be paying inflated premiums,” he said.
“While we will never flood-proof Queensland, these projects show we can come up with viable and responsible plans to protect communities that make sense and provide lasting benefit.”
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Insurers' promises to slash Queensland premiums by 80% under scrutiny

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Booking holiday accommodation online can be cheap and convenient, but Consumer Affairs Victoria believes it's much riskier than traditional methods - and this goes for both consumers and accommodation providers.
These are called "advance fee" fraudulent activity and as at March there had been 220 complaints and inquiries about these scams.
It's caveat emptor, or rather renter beware, all round - being the responsibility of the person booking to ensure the individual or business is legitimate.
Some of the recent accommodation scams look like the following:
Intercepted emails from prospective renters to genuine overseas providers. The hackers then have email exchanges with the consumers, get them to pay and upon arriving the consumer then realises they have been duped with the provider unaware of their booking.
Fake accommodation details on booking websites posted by scammers. Consumers pay - often by direct transfer to the scammers' account - and then find the accommodation does not exist upon arrival.
Cheap flight and accommodation vouchers than end up difficult to redeem, subject to extensive terms and conditions, often only redeemed by purchasing expensive holidays.
Investors can help their prospective renters protect themselves from online scam artists, and there is much consumers can do also.
CONSUMERS
<ol>
<li>
Never agree immediately to unsolicited offers or deals.
</li>
<li>
Search for the provider online, compare feedback from a number of review sites and consider a range of options.
</li>
<li>
Be wary of pixelated photos, poor use of English and grammar, or limited payment acceptance such as solely direct debit or overseas payment facilities.
</li>
<li>
Upon making an enquiry, keep a hold of the contract, accommodation details, exact web and email address. Do not trust anyone with a response from an address that is even slightly different.
</li>
<li>
Always speak to the provider before paying, and be cautious of excuses for not speaking with you.
</li>
<li>
Never provide credit card details to someone you do not trust or know.
</li>
<li>
Transfer funds through secure facilities, such as PayPal.
</li>
<li>
If in doubt, consider using a travel agent or reputable hotel chain.
</li>
</ol>
INVESTORS
<ol>
<li>
Do not send unsolicited deals.
</li>
<li>
Have a professional website, with full contact details provided and fees explained upfront. If there will be any other person contacting the client, be sure to explain this.
</li>
<li>
Ensure you email with correct grammar, and that your website is copy edited. Consider an official signature for your email and those of your staff.
</li>
<li>
Use many, decent photographs and include as much information as possible about the accommodation.
</li>
<li>
Provide your background if possible.
</li>
<li>
Provide testimonials, and encourage previous visitors to leave feedback and reviews.
</li>
<li>
Offer PayPal and similar facilities for payment.
</li>
<li>
Try to get in touch with your upcoming visitors.
</li>
<li>
Provide the appropriate company numbers, and even include links to authority listings where necessary.
</li>
<li>
Look for accreditation online, or consider joining some sort of association.
</li>
</ol>
If you have been scammed by overseas accommodation, you do have options. You should speak to your bank, who may be able to assist if you have paid through a secure transfer from your credit card, and report them to Consumer Affairs Victoria or ScamWatch. You should also report large amounts of lost or stolen money to the police as fraud. 
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What holiday accommodation scams look like

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Sydney's Barangaroo has seen its first publicly advertised property sale, C602 Globe Street, for $2.2 million. Set to be built in 2015, the two-bedroom, two-bathroom one-car space apartment spans 113 square metres and was marketed as the highest positioned property of its floor plan type.
Located on level six of the nine storey 77-apartment <a href="/expert-insights/buying/every-apartments-has-harbour-views-as-lend-lease-unveils-two-barangaroo-apartment-blocks">Alexander Building</a>, the first release sold out within four hours.
It boasts views across Sydney Harbour and, of course, Barangaroo, and has a balcony designed for year-round entertaining, with 15 of its total square metreage being external.
Security access, video and audio intercom, optical fibre backboning cable and dual zoned air conditioning will be installed in the home.
It will be created with reconstituted stone bench tops and splashback, Miele appliances, including stainless steel cooktop, 60 centremetre pyrolytic stainless steel oven, 60 centremetre microwave oven, externally ducted range hood and an integrated dishwasher.
Sold by Tolga Ozer from Wilson Property Agents it also comes with Jonathon Richards interiors from SJB Architects.
Advertising material suggested it was under offer at $2.25 million.
Globe Street is located between George Street and Harrington Street. 
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Barangaroo's first publicly advertised property sells for $2.2 million as market heats up

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As property investors, we hear a lot about choosing a suburb and how to look for a hotspot. What we hear less about, however, is assessing a street within the neighbourhood you've chosen. It's likely you know a lot about where you currently live, so quickly have a think about the roads and areas that you don't look kindly upon - perhaps there are certain streets that are hard to turn out of, roads where parking is so difficult it becomes a burden, or perhaps an avenue that always has loud house parties.
Whatever it is, this intimate knowledge of your own area puts you in a better position to tell someone else about it. However, it also reveals how little you may know about an area you're considering for investment.
First thing's first: Check it out online
You're not always going to get success on the computer, however Googling everything is a necessity in today's lightning-fast internet world. Sometimes you might just see a comment from someone complaining about a neighbour, other times you may suddenly realise that far more of the homes on that street are up for sale or for rent that you'd anticipated, and at the very least you can have a quick look at the street on a map.
Note its location to amenities, and how far it is to walk to the nearest public transport, shopping centre and similar important features of an area. This is especially crucial if your reasoning around choosing an area is due to its connections to specific features and employment nodes. Make sure you aren't looking at a street with poor access to the suburb's best qualities.
It is also worth having a look at Google StreetView. If the images haven't been updated recently, you may also find some points worth noting such as upgraded exteriors of homes, shops changing or similar.
Visit the street
Head to the street the property is on and keep your eyes on the journey on your way there. Keep a window down if you are driving and listen to the noise levels from the road, particularly if you've identified that you might be near a main road or one of the larger roads in the suburb.
You'll want to visit the street at multiples times of the week, both day and night, if possible - consider picking strategically. Perhaps the end of school day, for family suburbs, commuting hours and Friday nights to see if there is much of a rabble.
Walk down the street and those surrounding and see how it compares to what you know from the rest of the suburb. Don't forget to use your senses - you should be listening out as much as possible and keeping your eyes peeled for mess, graffiti and disruption. You might also see a development application permit or similar that can alert your attention to an upcoming development.
Note down the different types of housing stock along the road and don't forget to compare the property you are interest in with others on the street. These are, in equal parts, your competition and also the homes that can help give yours a value boost as necessary. While some will always go for the "worst house, best street" equation, it's hard to know either of these factors without actively having a look.
You also want to see signs of well-maintained properties. One of the unchangeable factors of property is often the neighbours. If there are piles of debris in a nearby neighbours' yard, you may want to beware. Doubly so if this is common.
Call the council
Ring up the local council and ask about the road and any new developments or changes within five kilometres. You might find that the noise of the road is set to stop with a bypass being put in, or something similar. You can also find out whether the street is in a flood or other natural disaster zone.
Other experts that may be able to provide you more information about the street you're considering:
Property managers - They can tell you where the more sought-after rentals are located, as well as warn you away from 'problem' areas. Here's <a href="/news/how-to-choose-the-best-property-manager">how to choose the best property manager</a>.
Real estate agents - Ask agents who aren't directly involved in this purchase which side of the suburb is more desirable and which streets achieve higher prices and lower prices. Don't forget to ask for their reasoning, and some examples, where possible. Here's <a href="/news/choosing-the-best-real-estate-agent">how to choose the best real estate agent</a>.
Building and pest inspectors - Friendly building experts can let you know the streets prone to termite damage and other issues, or where there may be concerns around the specific building types. Don't underestimate their knowledge. Here's <a href="/news/how-to-choose-a-building-and-pest-inspector">how to find the best building and pest inspector</a>.
FOR MORE INFORMATION ON ASSESSING AN AREA: <a href="/expert-insights/investing/five-steps-for-choosing-the-right-investment-suburb">Five steps for choosing the right suburb</a> <a href="https://www.propertyobserver.com.au/finding/residential-investment/suburb-spotlights" target="_blank">Our 'Suburb Spotlights' and location-specific details</a>
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How to: Assess a street within a suburb

For most new apartment buildings, the Owners Corporation starts life with little more than a bank account and the first quarterly strata levies.

At <a href="https://www.apartments.com.au/buildings/9-gay-street-castle-hill-9-gay-street-castle-hill-nsw-2154">9 Gay Street</a> in <a href="https://www.apartments.com.au/developments/castle-hill-nsw-2154">Castle Hill</a>, it starts with around $7 million in reserve.

It's an unusual legacy of what was once one of Sydney's highest-profile apartment remediation projects. When the development, originally known as Skyview and built by disgraced developer Top Place, came under scrutiny by then NSW Building Commissioner David Chandler, an $11 million remediation bond was negotiated to ensure any building defects could be fully rectified.

The building underwent an 18-month remediation program, during which around $4 million of that bond was spent bringing the building up to the standard it should have been in from the outset.

After extensive inspections, all active rectification orders have been lifted. What's more, around $7.2 million remains secured for the Owners Corporation for the next 15 years.

In a twist few would have predicted, what began as a significant concern for purchasers has left the building with something almost unheard of in the apartment market: a multi-million-dollar financial reserve from day one.

[smartcode_project:default project_id=147685 project_image_fid=359136]

<a href="https://www.apartments.com.au/project-marketer/equitifund-group">Equitifund</a> Executive Chairman Greg Huxley said the structure offers buyers a level of certainty that is difficult to replicate.

"The $11 million bond established for the Skyview Castle Hill development represents exceptional value, providing genuine financial security for purchasers," Huxley said.

"Unlike a standard insurance policy, this bond consists of real funds held in trust for the Owners Corporation, offering a tangible layer of protection and added peace of mind."

The apartments themselves have been designed with a focus on practical, contemporary living. Interiors feature Smeg appliances, stone benchtops, tiled living areas, carpeted bedrooms, 2.7-metre ceilings, floor-to-ceiling glazing, and ducted heating and cooling throughout.

Residents also have access to a range of shared amenities, including two rooftop barbecue areas, a swimming pool, children's playgrounds, secure building access, storage cages, and visitor parking.

The location continues to be one of the project's strongest drawcards. Castle Hill Metro Station sits virtually on the doorstep, providing direct connections across Sydney's expanding Metro network, while Castle Towers offers extensive retail, dining, entertainment, and service amenities within walking distance.

[smartcode_project:default project_id=147685 project_image_fid=359127]

The building, now named after its location at 9 Gay Street, comprises a diverse mix of one-, two-, and three-bedroom apartments starting from just under $600,000.

Equitifund National Sales Director Ben Hamblett said demand in the Hills District continues to be driven by buyers seeking convenience and connectivity.

"Interest from both owner-occupiers and investors in Castle Hill remains exceptionally strong, with buyers consistently prioritising developments in close proximity to the Metro station and Castle Towers Shopping Centre," Hamblett said.

"There is a clear trend in the market, with purchasers seeking convenient access to transport and lifestyle amenities that support a seamless, low-maintenance way of living."

On top of the long-term protection afforded by the remaining $7.2 million bond, Equitifund is offering a limited-time stamp duty rebate on selected apartments.

Eligible purchasers can also secure finance options, including a 3.99 per cent two-year variable rate, loan-to-value ratios of up to 90 per cent, and interest-only lending options through EquitiCredit.

[smartcode_project_cta:default project_id=147685]

Joel Robinson

Why this Castle Hill apartment building starts with a $7 million advantage

For much of the past few years, conversations about Australia's property market have centred on the rapid growth seen in Sydney, Brisbane, Gold Coast, and Perth. <a href="https://www.apartments.com.au/developments/melbourne-vic-3004">Melbourne</a> has followed a different trajectory.

That relative underperformance is now encouraging some buyers to reassess the city, particularly those willing to look beyond short-term market movements and focus on quality property in established locations, along with the long-term growth prospects of a city expected to overtake Sydney as Australia’s most populous.

John Bekiaris, Research &amp; Market Insights at <a href="https://www.apartments.com.au/project-marketer/equitifund-group">Projects by Equitifund</a>, said Melbourne's current position is attracting increasingly sophisticated purchasers.

"Melbourne continues to present one of Australia's strongest long-term investment stories," Bekiaris says.

"While other capital cities have experienced stronger recent growth, that relative underperformance is exactly what's attracting sophisticated counter-cyclical investors."

[smartcode_project:default project_id=1979 project_image_fid=363268]

Equitifund isn't just commenting on Melbourne's property market, it's investing in it.

The Sydney-headquartered capital partner has taken over the remaining apartments at <a href="https://www.apartments.com.au/buildings/victoriana-melbourne-20-queens-road-melbourne-vic-3004">Victoriana</a>, the recently completed glass-encased development opposite Albert Park Lake in Melbourne's tightly held St Kilda Road precinct.

Designed by <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> and built by <a href="https://www.apartments.com.au/builders/hickory">Hickory</a>, Victoriana places residents between one of Melbourne's most recognised parklands and the CBD, offering oversized two and three-bedroom apartments aimed at owner-occupiers seeking a genuine alternative to a traditional family home.

The development comprises 232 completed residences alongside a suite of resident amenities, including a 25-metre indoor swimming pool, gymnasium, landscaped entertaining areas, resident lounges, EV charging, secure basement parking and a concierge-style arrival experience.

[smartcode_project:default project_id=1979 project_image_fid=363229]

The apartments have been designed with owner-occupiers firmly in mind.&nbsp;Open-plan living and dining areas flow onto generous balconies framing views across Albert Park Lake, Fawkner Park, the Royal Botanic Gardens and the Melbourne skyline.

Kitchens feature Gaggenau appliances, stone benchtops and generous preparation space. Bedrooms include built-in robes, while bathrooms feature full-height textured tiling. Hardwood flooring and ducted air conditioning complete residences designed for long-term living.

Rothelowman's architecture takes its cues from the landscape opposite the site. Sweeping horizontal glazing references the movement of Albert Park Lake, while generous balconies and expansive glazing strengthen the connection between the apartments and the surrounding parklands. The result is a building designed to deliver the scale and amenity expected of luxury apartment living, while offering the larger floorplans increasingly sought by owner-occupiers.

[smartcode_project:default project_id=1979 project_image_fid=363284]

The location is one of Victoriana's defining characteristics. Positioned on Queens Road, residents are directly opposite Albert Park Lake and within easy reach of Fawkner Park, the Royal Botanic Gardens, South Melbourne, St Kilda Road and the CBD. With few comparable development opportunities remaining in the precinct, buyers are increasingly placing value on outlooks that are unlikely to be interrupted by future construction.

Greg Huxley, Founder of Equitifund, believes those qualities become even more valuable over time.

"Premium real estate has always rewarded buyers who take a long-term view," Huxley said.

"Victoriana represents the kind of asset that's increasingly difficult to recreate today, particularly in an established location like Queens Road."

He said rising construction costs are also changing the way buyers assess completed developments.

"When you combine an irreplaceable location with thoughtful architecture and premium finishes, you create something that becomes increasingly difficult to reproduce as construction costs continue to rise."

[smartcode_project:default project_id=1979 project_image_fid=363228]

According to National Sales Director Ben Hamblett, enquiry has been driven largely by Melbourne downsizers and buyers upgrading from smaller apartments.

"Interest in Victoriana continues to build, with strong buyer focus on the larger owner-occupier residences within the development," Hamblett says.

"Enquiry is increasingly driven by local buyers who recognise the rarity of what's on offer: park-facing apartments in an established neighbourhood where new development opportunities are becoming increasingly scarce. At Victoriana, the view is not just a feature; it's an appreciating asset in its own right."

He said interstate enquiry has also strengthened as buyers reassess Melbourne's position within the national property cycle.

"Melbourne currently stands as the most compelling entry point of any major Australian capital, and discerning buyers are beginning to recognise what those who move early always understand: the best opportunities are taken before the price rise confirms them."

[smartcode_project_cta:default project_id=1979]

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

Developers and apartment buyers have a narrowing window of opportunity before Brisbane's Olympic infrastructure pipeline begins competing directly with residential construction, pushing up costs, tightening labour supply and making new projects increasingly difficult to deliver.

While Brisbane's apartment market continues to benefit from strong population growth and limited housing supply, industry research suggests the years leading up to 2027 could prove to be the most important period for developers looking to secure builders and buyers hoping to purchase before the next wave of price increases.

A new Colliers report, Brisbane 2032 Olympic and Paralympic Games: Creating Solutions, highlights the scale of the challenge. While thousands of new homes are planned across South East Queensland, the Brisbane Olympic Athletes Village alone will deliver more than 10,500 beds during the Games before being converted into around 1,750 to 2,000 apartments. Equivalent to almost two years of typical inner-city apartment supply, the project will also absorb a significant share of the construction workforce and building materials.

The broader construction pipeline paints an even clearer picture.

Construction Skills Queensland's Horizon 2032 report forecasts Queensland's annual construction pipeline will average $69 billion over the coming years before peaking at $75 billion in 2027-28. Demand for construction workers is expected to increase by 17 per cent to almost 150,000 people, with the industry facing an annual shortfall of around 19,000 workers that could blow out to as many as 35,000 during the peak construction period.

The Olympic venues, athletes village and supporting infrastructure will account for billions of dollars worth of work across South East Queensland through to 2032, creating intense competition for labour at a time when Australia's residential construction sector is already under pressure.

[smartcode_project:default project_id=150489 project_image_fid=373834]

Colliers Queensland Residential Director Andrew Scriven said the convergence of these projects is creating a clear window of opportunity for both developers and buyers.

"From 2027 onwards, the market will shift dramatically," Scriven said.

"Labour will increasingly be locked into government-led infrastructure and Olympic projects, which means private residential developments will face higher costs and tighter margins. The developers who move now are the ones most likely to get projects off the ground."

Scriven said the same dynamic would also affect buyers, with fewer apartment projects expected to launch once construction capacity tightens.

"If you're looking to change your lifestyle over the next five years, now is your window of opportunity to buy."

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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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