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'Financial freedom' is a term investors regularly come across, but getting there seems to be altogether a more difficult task than expected. 
The theme for 2014 International Women’s Day is “inspiring change”, and the co-founder of the Women’s Property Panel, Bridget Headland, said that property can help make this change towards financial freedom for people of all genders. 
“With the right advice and guidance, financial freedom through a property portfolio is achievable for many people,” said Headland.
She pointed to the following five key tips for any start up investor:
 
1.    Do your research – the best decisions are educated decisions
2.    Buy a new property over an old one – it offers better tax benefits
3.    Don’t purchase in the same areas as all the other investors – you want your property surrounded by owner occupiers
4.    Avoid cross securitising your loans – use multiple lends for your property portfolio
5.    Remember, property growth as well as rental yield will create true wealth
 
An investor herself, she said that people of all ages should understand and consider property.
 
Having begun her portfolio with her first property in 2008, and now about to purchase her fifth in 2014, she said that it’s worth looking beyond just financial wealth but also towards the freedom it awards investors.
 
“Yes, it’s nice to have the financial benefits that come from a sustainable property portfolio but for us it’s what that offers that’s worth so much more,” Herbert said.
 
“The freedom to choose our working hours, being able to help family and friends, and also spending quality time with family is what I consider ‘wealthy’ to be,” she said.
<a href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
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jduke-EHk3XBmHkn

International Women’s Day looks to ‘inspire change’ with property

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With demand for self-managed super funds growing, it’s interesting to note that it is the younger generations exhibiting significant growth, even as the older generations slice a bigger piece of the pie. It's also property that is attracting the growth of interest.
A new report, commissioned by the SMSF Professionals’ Association of Australia and Russell Investing points to the 41 to 50 age group to be the area that continues to be the largest source of demand, cited by three quarters of financial planners.
This is followed by 31 to 40 year olds.
“It is this younger demographic that has exhibited strong growth over the past three years. They are interested in the longer term and have a good understanding of the short-term issues versus the longer term opportunity,” notes the report.
Andrea Slattery, from SPAA, said that despite the propoportion of superannuants looking to establish an SMSF in the next five years dropping to 12.3% from 17.3%, there are still high intentions over the longer term.
Despite this overall decline, it appears residential investment is the golden child of those with their assets placed in property. The report said that an expected movement out of cash did not occur, but did see a slight fall. In equities, a slight decline was also seen.
However, residential investment saw a 5.6% rise in 2012, to 9.9% in 2013.
The report was developed by CoreData and interviewed 1,267 Australian consumers, of which 385 were SMSF trustees. This is the fourth consecutive report.
<a target="_blank" href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
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Property the increasing choice of SMSF: SPAA

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Back in 2004, when Crown Group began showing interest in Parramatta, there were a number of naysayers about this growing city. However, the vision behind what is now the most recognisable and central hub for the western Sydney suburbs is being born out through the council, keen developers and buyers who are jumping onto what they see as an opportunity for growth.
The new $309 million V by Crown development will be the tallest in Sydney's <a target="_blank" href="/news">Parramatta</a>, at 29-storeys, just beating the B1 building that is 28-storeys high.
However, Property Observer has heard suggestions that it may soon face competition for this title, a comment that may be unsurprising for those who have seen the heavy presence of cranes in the skyline.
Today, the slabs will be set for Crown's residential tower – 30 metres wide, 50 metres long and one metre thick for those who haven’t yet grasped the size of the soon to be realised building.
{yoogallery src=[images/stories/2014/02/18/par2]}
Photographs taken on site by Property Observer
The letter ‘V’ from the name 'V by Crown' is prominent – it stands for vertical, but also for ‘vision’, which Parramatta Lord Mayor, John Chedid, put particular emphasis on. It appears to align with his vision of Parramatta as well.
<img width="470" height="481" alt="parramatta-feb-18-one" src="/images/stories/2014/02/18/parramatta-feb-18-one.jpg">
Parramatta Lord Mayor John Chedid, left, Crown Group CEO, Iwan Sunito, right. Photograph taken by Property Observer
“[The city of Parramatta is] delighted to have a company like Crown investing,” Chedid said on site yesterday, behind him the massive excavation site.
Chedid said the development sends a strong message of Crown’s commitment and belief in the future of Parramatta, the “economic hub of Western Sydney”.
The CEO of Crown Group, Iwan Sunito, appeared to agree. He said that back in 2004, when Crown Group started building and developing in Parramatta, he was regularly told that the plans were too ambitious for this area.
He was building one of the largest buildings at the time with more than 90 apartments, all of which has sold on completion in 2009.
This is his next important milestone, and he repeated his oft-quoted mantra: “Build it, and they will come.”
{yoogallery src=[images/stories/2014/01/23/par]}
And it seems they have already started pouring in for this development before it has been built. Of the 519 apartments at V, <a target="_blank" href="https://www.propertyobserver.com.au/developments/v-by-crown-development-reaches-%24150-million-in-sales/2014012367334">there have already been $150 million worth of sales</a>, a total of more than 270 apartments since the 2012 launch.
It was officially <a target="_blank" href="https://www.propertyobserver.com.au/developments/stamp-duty-handout-expiry-helps-sell-out-first-stage-of-v-development-in-parramatta/2012061855159">launched in Singapore in April 2012</a>, presumably attracting a significant amount of offshore interest.
Prices start from $428,000 and on offer are studios, one-, two- and three-bedroom apartments with a variety of floor plans, including some with studies.
The median unit price in Parramatta, according to RP Data, currently sits at $450,000.
Inside, it appears as though it will be everything a new development should be. Neutral palettes, modern amenities, space-maximising designs and careful consideration around the placement of rooms in the floor plan. This comes from the skills of Allen Jack + Cottier architects, along with the renowned architect Koichi Takada – arguably one of the most influential in Sydney.
{yoogallery src=[images/stories/2014/02/18/par1]}
Photographs taken on site by Property Observer
The current popularity that has led to the significant number of sales may be to do with the location, sitting on Macquarie Street and a very easy walk from Parramatta station. It may also be the promised facilities – a pool, gym, sauna, conference facilities, a music room, a theatrette and a library - amenities that were previously laughable for this area.
Discussing the area of Parramatta after the presentations with those attended, it appears that most are surprised with how quickly the city has emerged. It’s not, however, surprising that many buyers in the area are also first timers considering purchasing investments in the "second CBD" of Sydney. Sales manager for this project, Anthony Falas, previously provided us his thoughts on what will make these apartments a solid addition to an investors’ portfolio.
<img src="/images/stories/2014/01/23/v-by-crown-jan-23-breakout.jpg" alt="v-by-crown-jan-23-breakout" height="264" width="470">
It seems Crown Group is confident this will pave the way for the longevity of the area. With two three-storey ‘V’ shaped steel columns that peer over the entire site, it’s uncertain if they will ever be moved. In fact, Property Observer is told that roads needed to be closed to bring in the cement with which to fill them up.
V is set for completion in 2016 and it’s not clear yet where Crown Group will look for its next project.
When Property Observer asked, Sunito laughed. He said he’s just looking to get through this project first, but he hopes for a lot more to come for what he describes as the city of culture, connectivity, commerce and vision.
jduke@propertyobserver.com.au
For the latest development listings, brought to you by Property Observer and partners, see our <a rel="nofollow" href="https://showcase.propertyobserver.com.au/">Investor Showcase</a>.
 
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Slab to be set on highest residential tower in Parramatta, V by Crown, today

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Despite widespread discussion about baby boomers downsizing, this generation, who make up 22% of the population, may not actually have any ideas of the sort, according to business information analysts at IBISWorld.
With baby boomers aged over 45 estimated to receive 15% of their income from superannuation, 14% from investments and 66% from government pensions, it’s notable that the family home isn’t counted when undertaking a pension asset test.
Baby boomer home ownership is at the high figure of 82.8% for over-65s, compared with 67.5% across all households. IBISWorld defines baby boomers as those born between 1946 and 1964.
IBISWorld Australia general manager, Karen Dobie, said that many are sitting on significant wealth in their home, while drawing a pension.
“Currently, a retiree investing all of their superannuation into housing can access the pension, while another retiree opting to rent will have to live off their superannuation. This is encouraging those who do not own houses to purchase property and those that already do to upgrade to more expensive properties to stay under the asset limit,” said Dobie.
She suggests that this will drive further activity in the real estate sector, with boomers to sell the family home or to purchase property closer to the city, coast of country.
<a href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
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Baby boomers are actually upsizing: IBISWorld

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Fast changing and high yielding Ultimo is a source of fascination for many Sydney residents. It’s an area that is largely known for its education hubs, but is quickly becoming known for new developments and a growing affluent crowd.
In fact, much of these changes seem to hang on the <a target="_blank" href="https://www.propertyobserver.com.au/commercial/big-corporates-circling-office-space-at-%242-billion-central-park-development/2013092565276">new $2 billion Central Park development</a> that has sprung up so quickly, and is designed so carefully, that it appears to have grown out of the ground itself. It saw commercial interests swooping in earlier in the development, and is now steadily part of the changing face of the area.
Conveniently placed in the heart of the action, near Central Station on one side, close to the University of Technology, the University of Sydney, TAFE and a number of other financial institutions, and a short walk from Chinatown, Paddys Markets Broadway Shopping Centre and the cultural delights of Glebe, it’s hard to think of something that the <a target="_blank" href="/news">Ultimo</a> area doesn’t have.
RP Data notes the current unit price for the area at $252,500, while the median asking rent sits at $550 a week. That’s a ridiculously impressive rental yield of 11.3%.
Just several years ago, there was an abundance of lower-status pubs along the road, largely frequented by university students, and it’s clear that the caliber is slowly changing – helped by the new shopping precinct on the ground floor of Central Park. There are also a number of boutique-style shops and cafes that cannot be called anything other than ‘hipster’. The mood of change is also evident with the number of cranes dotting the skyline, as well as the number of signs of development and property sales, such as show rooms.
The University of Technology campus is changing, with current construction walls covering some of the buildings <a target="_blank" href="https://www.uts.edu.au/partners-and-community/initiatives/city-campus-master-plan/our-vision">in a $1 billion redevelopment</a>. This should do good things for the streetscape.
The growing suburb, as of 2011 census, had 67.6% of dwellings rented, with a scary 40.7% of tenants paying more than 30% of their income on rent, meanwhile 93.2% of mortgage holders are paying less than 30% of their income as their mortgage repayment.
An <a target="_blank" href="https://www.shfa.nsw.gov.au/content/library/documents/FB43C542-0F79-96FE-68538841A8F3E24A.pdf">analysis from the Sydney Harbour Foreshore Authority comparing 1994 to 2004 showed that it had been a strong 10 years of change</a>.
From 5,000 jobs in 1994 across Pyrmont and Ultimo, this skyrocketed to 22,000 in 2004. Affordable housing was introduced, more buildings were given a heritage overlay, an emphasis on green space was introduced and pedestrian links were also brought in. The median unit and house prices more than doubled over this period.
“In 1994 Ultimo and Pyrmont resembled a building site. Fewer than 5,000 people lived on the 1.6km peninsula adjoining the Sydney CBD. Disused industrial structures were being cleared and everywhere bulldozers turned over soil, hardhats were worn and the foundations laid for the rebirth of a neighbourhood,” it explains.
“In 2004 Ultimo and Pyrmont is a place renewed. A peninsular of old industrial buildings and smokestacks has more than eight hectares of new parks. More than 13,000 residents now live in the two postcodes – addresses characterised by high quality medium-density housing designed for a mixed and harmonious community.”
Since 2004, the area has clearly changed dramatically yet again, and it has become ripe for developments. In fact, <a target="_blank" href="https://www.citywesthousing.com.au/development">City West Housing has 200 units planned for delivery either this year or in 2015</a>.
And now, in 2014, we’re seeing the next stage of gentrification for the area. However, whether this will translate into another doubling of prices is yet to be seen.
jduke@propertyobserver.com.au
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Suburb spotlight: High yielding Ultimo may be set for another decade of change

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Melbourne’s Mullum Creek in Donvale is an ‘environmentally sensitive’ community that has seen 50% of blocks purchased in the first month, adding up to more than $9 million in sales.
Set over 20 hectares, 45% of the land at <a href="https://www.mullumcreek.com.au/" target="_blank">Mullum Creek</a> has been kept dedicated to open space, with a focus on building homes with a minimum 7.5-star energy rating.
It has 56 home sites, from 1,000 square metres to around 3,000 square metres and is one of the last substantially sized pockets of undeveloped land across the City of Manningham. The site is just 20 kilometres from Melbourne’s CBD.
Stage one starts at $690,000 per site. The biggest block, on 3,252 square metres, is available for $1,180,000, according to the reserve price list.
The site is located at 112–126 Old Warrandyte Road, <a href="/news">Donvale</a>.
Donvale <a href="https://www.propertyobserver.com.au/victoria/toorak-median-house-prices-up-a-whopping-554-over-2013-tops-melbourne-growth-suburbs-reiv/2014020967423" target="_blank">recently made the top five list of Victorian growth suburbs</a>, having seen a 38.9% increase when comparing the REIV’s 2013 and 2012 December median statistics. They record the new median at $960,500.
Sales manager for the community, Adam Wright, said that there had been a significant number of registrations of interest since the ability to sign up launched mid-2013.
“With its vision for environmental sustainability, exemplary architectural form and rural appeal thanks to its location adjoining a green wedge, Mullum Creek is one of those opportunities that comes up once in a lifetime,” said Wright.
“Our buyers have been predominantly either downsizers who are conscious of their surrounds and keen to decrease their environmental footprint, or younger families who are buoyed by the relative proximity to the city coupled with the abundance of open space and access to the many fantastic schools nearby,” he said.
Many of the blocks are located on the land backing onto open space reserves, with stage one expected to sell out soon.
The development has been created by Mullum Pty Ltd, a family group of three siblings – the Matthews family. They have lived on the former apple orchards and grazing site since 1958.
Roads and services are expected to be built in mid-2014, with purchasers able to begin construction towards the end of the year. Owners must build within two years of purchasing.
The final two stages in the development have not yet had construction or release dates finalised.
The majority of the land across the creek has been classified ‘green wedge’, with a minimum 8 hectare subdivision size, and restrictions on use – suggesting it may be left as it is into the foreseeable future.
Pet owners should take note that due to the ecologically sensitive nature of the area, cats are required to be confined at all times, and dogs are restricted to certain areas on the surrounding reserves.
<a href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
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Top capital growth area sees $9 million sales in one month in new Mullum Creek 

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A Brunswick property owner has been issued an order by the Victorian Building Authority (VBA) in relation to safety concerns. It leaves them four days to correct the concerns, or a $70,000 fine.
The order, issued last Wednesday, was issued after the VBA undertook an investigation of the Victoria Street building, a three-storey property including a warehouse and a factory.
VBA’s acting director compliance and performance, Murray Smith, said that there were significant problems with the building.
“The problems identified with the building meant that there was a risk to life and safety,” said Smith.
The concerns with the property were the following:
It did not meet the required fire resistance rating
Fire sprinklers were not installed (the building permit indicated that they would be)
No fire hydrant
No provision for smoke hazard management
Exit doors had been fixed shut
No emergency lights or exit signs
Upon receipt of the emergency order, the owner was required to undertake the corrections within four days to comply, otherwise they would face a fine of up to $70,000.
<a target="_blank" href="https://mce_host/jduke@propertyobserver.com.au">jduke@propertyobserver.com.au </a>
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Brunswick property owner could face $70,000 fine over fire risks

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A two-bedroom apartment in Sutherland has been sold for $615,000 by Raine &amp; Horne Miranda, creating a record for this type of property in the area.
Pointing to retirees as the ‘major factor’ in securing a record price, despite it being sold to a first home buyer, the 18-month old north-facing apartment, at 3/7 16-720 Princes Highway, <a href="/news">Sutherland</a>, had 28 groups at the open inspections.
RP Data records that two-bedroom, two-bathroom neighbour at 2/7 sold for $546,000 in early February. Sutherland's median price for units is $450,000, with $410 per week rent.
Principal of Raine &amp; Horne Miranda, Anthony Bouteris, said that this beat the previous record by $45,000. Sold at private treaty, the affordability of the area and low interest rates are said to have been encouraging buyers.
“This time last year, a near-new two bedroom apartment of this calibre would have attracted about 14 groups,” said Bouteris. 
Downsizers from <a href="/news">Gymea Bay</a>, <a href="/news">Lilli Pilli</a> and <a href="/news">Caringbah</a> were a dominant group at the open inspections for this property and others in the area.
“Although this property sold to a first home buyer from Hurstville, who had the support of a cashed-up grandparent, the majority of aspiring buyers are empty-nesters looking to shift from bigger homes to apartments closer to shopping centres such as Westfield Miranda, as well as better medical and transport services,” he said.
The first floor apartment’s price isn’t far off of that of an older two-bedroom house at 30 Auburn Street, Sutherland that recently sold for $717,000.
Due to this interest, Bouteris predicts that 15% growth is expected for the area and surrounding suburbs this year.
 
<a href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>  
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Grandparent helps FHB beat Sutherland two-bedroom unit record

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When it comes to long-term investments, Place Advisory believe that blue-chip locations are always the winners for property investors.
Noting that while high returns in high risk locations put up a fight over the short term, Place Advisory director Lachlan Walker says that blue-chip will still prevail.
 
“Although a blue-chip location will be more expensive to buy into initially, the end results are well worth it,” said Walker.
“A blue-chip area is one that has consistently strong rental yields and steady long-term capital growth – it’s a reliable region that constantly delivers, but takes a ‘slow and steady wins the race’ approach.”
The belief is that these regions can tough it out through downturns and adverse economic conditions and provide stable growth.
The identifiers of blue-chip locations
Blue-chip locations can be identified by ‘stereotypical’ price drivers, such as:
<ul>
<li>
Abundant public transport
</li>
<li>
Parks
</li>
<li>
Water
</li>
<li>
Flourishing cultural, restaurant and entertainment scene
</li>
<li>
Usually 10 kilometre radius from capital city’s CBD
</li>
</ul>
Risky locations can also be worthwhile considerations, particularly with the potential for a massive rental market, he said.
“These locations often come onto an investor’s radar due to a particular occurrence – for example, increased job opportunities. But they have earned their ‘risky’ label for a reason – and the risk is that there are high peaks and troughs, and therefore the possibility that their growth could end as quickly as it has begun, sometimes with very little warning.”
Three fundamentals
The three fundamentals investors look for:
<ul>
<li>
Population growth
</li>
<li>
Infrastructure and government investment
</li>
<li>
Employment opportunities and diversity
</li>
</ul>
Pointing to the above fundamentals, Walker said that blue-chip suburbs typically characterize all three, while other areas don’t necessarily provide all of the options.
{module Do you think that the best investment opportunities are in blue chip areas?}
<a href="mailto:jduke@propertyobserver.com.au" target="_blank">jduke@propertyobserver.com.au</a>
 
 
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Are 'blue-chip' suburbs always winners?

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When it comes to figuring out just how much rent you can achieve for a property, it’s as complicated or as simple as you make it. In a fast moving market, it’s important to analyse just how much demand and how much tenants are willing to pay.

Here are the most common ways of figuring out what your prospective tenants should be paying.

1) Quick rules of thumb

While it’s not a good idea to rely on blanket rules when working with finances, when working out your expectations for rent it’s good to get a ballpark indication.

Usually, investors will cite an average achievable rent of around $100 for every $100,000 of worth on a property.

For instance, on a $500,000 property, you’d be right to expect $500 per week in rent as a starting point for further analysis. 

However, the graph is not consistent. Properties on the lower end of the price spectrum will see investors expecting to receive rent above this rate, while premium-priced properties will see weekly rent fall below this.

[smartcode_project:default project_id=709]

2) Head to the statistics

The next easy step is to jump online and find out what the averages and medians are for the area and asset type where you’re considering buying, or where you already own property. While this assumes your property is at the direct centre of the market, you can quickly get an idea as to whether rents are generally charged around expectation.

You can <a href="https://www.propertyobserver.com.au/finding/location/suburb-data" target="_blank">see your suburb’s free data here</a>, including population statistics and trends, median prices, median asking rents and more.

You will also want to check the vacancy rates, and where they’re trending, to see if there’s likely to be an upcoming pressure on rents that may push it higher than at present.

Don’t get too tied up in statistics that are not local enough. While it is important to be aware of the larger market forces that may later impact you, such as lowered confidence in the area, it is absolutely critical to be aware of what is happening in your LGA or suburb that might impact on your rent.

[smartcode_project:default project_id=27783]

 

<hr>
YOU MIGHT ALSO BE INTERESTED IN:

 

How to <a href="/expert-insights/your-weekly-how-to-calculating-rental-yield">calculate rental yield</a>

 

<hr>
 

3) Get input from local experts 

Great, knowledgeable property managers are worth their weight in gold and are handy sources of free information about the market. Speak to some good local property managers (remember they’re not all made equal – here’s <a href="/news/how-to-choose-the-best-property-manager">a guide on how to find a great one</a>) and ask for a rental appraisal of the home.

Don’t forget to get it in writing, as well as to ask for the reasoning behind it and the current state of the rental market. You can also ask them about changes and additions you can make to the property that may make it more desirable for a tenant and may, in turn, allow you to charge more.

These experts leverage off of their experience in the market and their current rent roles to provide you up to date information that may not yet be reflected in the statistics.

If you know any other local investors, ask them for their experiences in getting tenants and some of the successes and difficulties. Leverage off of your network's knowledge.

[smartcode_project:default project_id=2060]

4) Have a look at some comparisons

Head online to listings websites and also go to some open inspections and see what is being tenanted quickly and for how much. Focus on properties that are comparable and nearby to your own as this will quickly let you see how your home will perform in a similar situation.

Create yourself a list of features to take around the properties with you that you can mark as being ‘more’ or ‘less’ desirable than your own. This will enable you to do a final analysis as to whether your property is superior or not, and it will ensure you aren’t assuming it’s superior based on your own bias.

Use your experience of what the property managers and other investors have been saying about what is desirable to create this list. A second bathroom, or a pool, in some suburbs may command huge amounts of extra attention, however in others they may not be as desirable.

Use these to either confirm or disprove the information you have already collected. Remember that some statistics may be driven up by share-house appropriate rentals, or properties that include granny flats wrapped into one price.

[smartcode_project:default project_id=90553]

5) Test the market

Finally, putting your property on the market at the amount you have found is likely to be the best bet. If it doesn’t rent, you may need to adjust your expectations accordingly. You may even be keen to keep your rent slightly lower than your competition to ensure it gets rented quickly – and stays that way!

Some landlords will be happy to charge slightly less to obtain a better quality tenant. If you want to keep your tenant then you want to ensure that you’re charging an amount your tenant can afford – particularly if you are looking at this analysis to justify a rental increase.

Remember, though, that regardless of how much rent you would like to charge, it’s <a href="/expert-insights/investing/market-value-not-landlords-hopes-should-determine-rent-mcgrath">the market and the tenants that dictate how much you will be able to achieve</a>.

If you are hoping to keep good tenants, then you’ll <a href="/expert-insights/investing/how-to-find-and-hold-good-tenants">want to read this guide</a>.

<a href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>

 

 
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How to: Estimate the amount of rent to charge

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

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

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

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

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

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

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