If you&#39;re keen to get a head start on investing this weekend, then you&#39;re in luck. We have five things that every investor should be doing if they&#39;re intending to push their investing journey a little bit harder. And, luckily, you can do these things for free over just two days.

1) Check the statistics

You might&nbsp;want to go online and hunt down&nbsp;statistics for the area. <a href="https://www.abs.gov.au/websitedbs/censushome.nsf/home/quickstats?opendocument&amp;navpos=220" target="_blank">Quickstats from the Australian Bureau of Statistics</a> uses Census Data to provide you the latest demographic and area snapshot. <a href="https://www.sqmresearch.com.au/free-statistics.php" target="_blank">SQM Research</a> is also an invaluable source of information about stock on market, asking prices and vacancy rates as well as their new &#39;implied gross rental yield&#39; statistic.

Here are <a href="/news">10 online research tools</a> you might also want to consider.

2) Get some quick reading done

We provide a range of eBooks written by Property Observer journalists. From guides to refinancing, tax strategies, SMSFs and tips for buying off-the-plan, there&#39;s a wealth of information you can get your hands on. They come in PDF format.

3) Figure out what your property/ies are worth

If you have a portfolio of property, then it&#39;s worth keeping an eye on how much they may potentially be worth - and therefore how much of a buffer you have. Extra equity can always be re-invested, while those seeing their value decrease should consider how they might act.

Online valuations can be indicative, however we&#39;ve previously warned that <a href="https://www.propertyobserver.com.au/residential/diy-website-property-valuations-mostly-askew/2012042754446" target="_blank">they are often askew</a>, and you&#39;ll want to hop onto listings websites (such as realestate.com.au and realestateVIEW) to undertake some of your own comparison research. Be sure to check to find out what properties have sold for in your area and ensure they are comparable before leaping to conclusions.

If you have some extra time, you could always line up an appraisal with a real estate agent for some further insight.

4) Check in with your tenants

Speak to your property manager and just double check how your tenants are going. Ensure you know when the lease comes to an end, and whether there have been an queries or complaints from the tenants. Ask your property manager, if you are not in contact with your tenants, to ask them if there&#39;s anything they need fixing or that would make them more comfortable. Some tenants, for instance, are happy to pay more weekly if you provide them with air conditioning or something similar that would make their lives more enjoyable.

Ensure that all repairs have been undertaken and that your property manager has undertaken regular inspections as required.

5) Put into place a savings plan

If you haven&#39;t already got a budget and a savings plan, then you&#39;ll want to take action quickly. <a href="https://www.propertyobserver.com.au/finance/savings-tips-for-2014-get-your-new-home-faster/2014010967128?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=news" target="_blank">We&#39;ve put together a guide to savin</a><a href="https://www.propertyobserver.com.au/finance/savings-tips-for-2014-get-your-new-home-faster/2014010967128?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=news" target="_blank">g</a> that you can glean some useful tips from.&nbsp;

6) Attend some open homes in your target area

Start having a look at what type of stock is on the market and get an understanding of buyer interest at the different properties. You&#39;ll want to keep detailed records so you can start tracking how quickly different types of property sell. We recommend reading these <a href="https://www.propertyobserver.com.au/residential/nine-areas-to-check-at-open-for-inspections-karin-derkley/2012031553709" target="_blank">nine areas to check when you&#39;re at an open house</a>, and the breakdown of each room. You&#39;ll quickly get an understanding for the different properties around and which streets are more popular.

Remember to keep your ears open for what other attendees say about the property.

What are you going to do this weekend?

&nbsp;

YOU MIGHT ALSO BE INTERESTED IN 
<a href="https://www.propertyobserver.com.au/news/five-quick-free-videos-to-give-investors-a-leg-up/2014010767106" target="_blank">Five quick free videos to give investors a leg up</a>

<a href="mailto:jduke@propertyobserver.com.au" target="_blank">&nbsp;</a><a href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>

jduke-EHk3XBmHkn

Weekend challenge: 6 easy ways to get ahead in two days

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We frequently look at what is on the market for sale, but what about the properties that are available to rent? In Melbourne there are some truly beautiful homes that have been put onto the rental market - some for thousands of dollars a week. Here, we share the best of what Melbourne has to offer high-flying tenants.
 
5) <a href="https://www.realestate.com.au/property-house-vic-east+melbourne-411907671" target="_blank">130 Powlett Street, East Melbourne</a>
{yoogallery src=[images/stories/2014/01/10/bestrentals1]}
Sold in November 2013, for an undisclosed price, this four-bedroom, three-bathroom rental house was previously bought in 19 March 2005 for $1,250,000, by who a land title search reveals was Dennis Antonio Carron.
On the market from $2,500 per week it has historical significance having been built in circa 1867 for Trinity Public School Headmaster Stephen Trythall by Duncan and Burley. The tuckpointed property in East Melbourne has quite an interesting design.
The two-storey terrace and rear two-storey servants quarters are connected by, what the description calls, "walls and walkways of glass". In the photos you can see that this design renders the walls practically invisible, creating a gorgeous indoor/outdoor feel, and is definitely one of the reasons it has been propelled into this 'most beautiful' list.
Original detail has been preserved from an 1867 study to a rear two-horse stable. It also includes original architecture including a roof-top mosaic tile pool with swim and spa jets. Internal lifts and a two-level four-car garage are also included.
Other features include a lower-level entertaining precinct with a fully fitted cinema room, a furnished bar, fireplace, gym and playroom.
 
 
 
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4) <a href="https://www.realestate.com.au/property-house-vic-brighton-411507547" target="_blank">26-28 Victoria Street, Brighton </a>
{yoogallery src=[images/stories/2014/01/10/bestrentals2]}
A five-bedroom, four-bathroom, two-study house in Brighton is next on our list for $3,800 per week.
With an open plan style, and an indoor/outdoor consideration (it has the glass walls we loved so much in the previous home), it has an all-weather surface tennis court and a twenty meter heated pool. It also has a temperature-controlled wine storeroom, heated floors and an outdoor barbecue area. While the gardens are low-maintenance, don't be too concerned - full garden and pool maintenance is included in the rent.
On 1,400 square metres of land on two adjoining titles, it has a security system, keyless entry and high end network cabling.
It's available from 15 January onwards, and longer tenancies are preferred, suggesting that 12 months plus is best. Pets will be approved on application only.
The home was bought in March 2013 for $5,500,000 according to RP Data, and rent was previously placed at $4,000 per week in December 2013. <a href="https://marketnews.com.au/auction-reviews/23055/26-28-Victoria-Street-BRIGHTON/" target="_blank">James Mal, however, has a different take on how the previous auction went down</a>.
 
 
 
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3) <a href="https://www.realestate.com.au/property-house-vic-brighton-411814555" target="_blank">30 North Road, Brighton</a>
{yoogallery src=[images/stories/2014/01/10/bestrentals3]}
Last purchased for $1,322,000  in 2002, and with a 'year built' record on RP Data has 2007, this four-bedroom, three-bathroom home is ready for rental at $3,650 per week.
The English/French blended style property with Paul Bangay designed gardens has the feel of a beautiful country estate, and the features to go with it. With an oval entrance foyer, a library, a butler's pantry, powder room, home theatre, wine cellar and swimming pool, it's a true stunner. Over three-storeys, with high ceilings and open fireplaces, if you're a fan of the regal look in properties, then this one is a must to add to your wish list.
There are also a number of practical inclusions, such as an intercom system, built-in barbecue and seating, an outdoor shower room and underground parking for four cars.
Worth a look!
 
 
 
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2) <a href="https://www.realestate.com.au/property-house-vic-toorak-411995779" target="_blank">4 Scotsburn Grove, Toorak</a>
{yoogallery src=[images/stories/2014/01/10/bestrentals4]} 
This house in Toorak is on the rental market for $3,200 per week, and the five-bedroom five-bathroom resort-style home is certainly to get interest.
It has a gas and solar heated swimming pool, gardens, a tennis court, an outdoor shower and toilet, a trampoline and a deck area with a built-in barbecue, so anyone that spends their time outdoors will enjoy.
The renovated home has an entrance hall with sweeping staircase, an open fireplace in the dining room, and a built in LCD HD TV and Bose zoned sound system. It also comes with a Miele coffee machine.
With full size laundry, powder room, study and child's play room, it also has a double lock up garage and an alarm system.
RP Data records show that the property last sold in 2007 for $4,650,000, having previously transacted for $2,610,000 in 2004.
In December it was listed for rent at $3,450 per week.
 
 
 
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1) <a href="https://www.realestate.com.au/property-house-vic-armadale-411855787" target="_blank">9 Meryl Street, Armadale</a>
{yoogallery src=[images/stories/2014/01/10/bestrentals5]} 
This four-bedroom, three-bathroom home for $2,900 per week is a renovated warehouse with 14 rooms. This is the first time it has been offered as a rental, and it includes high ceilings, typical of warehouse conversions, and glass features.
There aren't a huge number of photos, however the ceiling beams are gorgeous.
The property was previously bought in 2003 for $812,000
<a target="_blank" href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
 
 
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The five most beautiful vacant rentals in Victoria 

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New home buyers, and even those who want to leapfrog into an upgrade, are regularly told they need to save more. While it's achievable, securing yourself $30,000 or more is a tricky task, particularly if you've never been a big saver in the past.
However, short of "buying a cup of coffee less a week" (which is real 'advice' doled out to first timers on a regular basis), what are the actual savings tips that will let you get ahead?
Assuming you have an average lifestyle, and you aren't already buying takeout or going out for dinner every night or buying lunch at work daily - there has been advice to cut this to "just once a week" as well in the past - what more can you do?
First of all, let's get honest with ourselves. There are two ways to increase your deposit short of badgering relatives and friends. Spend less and earn more. Sadly, not everyone can cram in a second job (if you can, and you're willing to, then this might just be the option for you). However, there are certainly ways you can still earn a bit more money without taking on an extra 16 hours a week.
1) Earn
Sell unwanted goods
If you're an average person in your 20s or 30s you will likely have accumulated a lot of unwanted "stuff". That is, clothes that you don't wear (often with tags attached for the shopaholics), outdated mobile phones, laptops and other electronics, and gifts you never wanted or never used. A bit of time and effort online can quickly turn these into extra space in your current home and cash in your pocket. Websites such as eBay and Gumtree require you doing very little other than uploading a description and some decent photographs. Also try Twitter and Facebook shout-outs.
Use your skills wisely
While you may not be able to take on that second job, you can still use your skills for some cash. Whether it's writing a freelance article, or creating art to sell online, there are some ways to have sideline projects. Property Observer journalist Nicola Trotman has <a target="_blank" href="https://luluscandles.com/">Lulu's Candles</a> - an online vegan soy candle shop - and a number of staff write freelance articles.
You may also be able to fix computer problems, or even teach people (many Community Colleges are looking for people to teach short courses, and the demand for private tutors rarely eases off) or perhaps you can bake cakes to sell them to friends or at stalls. Online sites such as etsy.com can be really helpful, as can different markets that often allow you to set up a stall for a small fee. Remember to use flyers in your local area to advertise your services.
Do odd jobs
While it can be tedious to go from person to person to find out if there's anyone who might be willing to part with a bit of money in return for someone to do the run to the shops, there's now an online solution. The website <a target="_blank" href="https://oneshift.com.au/">One Shift</a> is getting even more popular as a way to get quick short-term employment for a little bit of extra cash.
Rent out your space
If you have a spare room (or garage space), or you could bring another tenant into your rental to share costs, then either of these can be a practical temporary option.
Turn over page for tips on spending less
 
 
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Spend less 
 
Homebrand/basic brand everything
From medicine to baked beans, and from iPods to clothes, there's a generic brand available. If you're in savings mode then you should take full advantage of these cheaper alternatives. While they may not be quite as nice, it's rare that the extra cost actually translates into the product truly being that much better. Make sure you weigh the pros and cons up first. 
Keep a coin jar  
Take out your cash from the ATM (and avoid those pesky $2+ charges at 'other' ATMs) for the week and spend no more than you have. Try to leave the credit and EFTPOS cards at home when possible and limit online buying by having a separate card and separate account where you can limit the money that you put in. Keep access to funds at a distance and provide obstacles, and see yourself spend less.
Cancel your unnecessary costs 
Do you really use that gym subscription? Be honest with yourself about what services you are using and what you can cancel. If having a gym membership is important to you, then keep it, but if you're going once a fortnight then question the cost. Also consider your memberships to organisations, costly subscriptions to titles you may not read and other money drainers. See if there's a way you can minimise these costs as well - are you on any plans that you can bring down a level (or increase, if you're going over every month)?  
Get gifts you need 
If your birthday is coming up, ask for things you'll actually use. Maybe get them to pay for your gym subscription or thr sunglasses that you've needed instead.
Shop around 
You likely hear this one all the time, but if you can give your shipping trip a bit of extra time it'll be worth it. Most shopping centres have a Woolworths and a Coles, so pick up both brochures and look for deals. Keep an eye out for reduced food, and when it gets reduced through the day. Remember to consider secondhand goods and books as well - just as we mentioned selling your secondhand items above, you can also pick up the things you need far more cheaply on these sites.
Rent or borrow, don't buy 
Your library, DVD rental (or iTunes rental) and your acquaintences can be used to good effect when saving money. Instead of buying that DVD you'll watch once for $25, go and pick up a $5 rental. Sign up to your library for books, CDs and DVDs (they also have magazine sections and regularly host free events). And ask friends when you need a bigger item. Perhaps you need a steam cleaner or you find yourself needing an unusual kitchen appliance - ask around and see if anyone can lend you one for the task. Consider sharing items such as books and magazines among friends as well - circulating these luxury items can save you a significant amount in the long term.
Use less or use what you buy completely 
It sounds hard, but it's often just a case of looking a little closer at how you go about your day. If you have food leftovers, see what you can feed to your animals (check for allergens and unhealthy items first - such as avocado, dairy, raisins and more being dangerous for dogs). You might be able to turn some of the food into "other dishes", such as turning a curry one night running into a pie the second night, or turning spaghetti bolognaise sauce into a lasagna. However, these tips do not just apply to food - have a look at your other costs too. Consider using a two-in-one shampoo/conditioner, or toothpaste/mouthwash (a new product we've seen) that can often cost substantially less than buying and using both.
More tips over page
 
 
<hr class="system-pagebreak">
Extra suggestions
 
Make the most of rewards points
Keep an eye on rewards cards and free store cards that can get you access to deals and offers. Ensure there aren't any excess costs to sign up and be a 'member' that may outweigh the benefits, and ensure you only use coupons when you were already intending to buy the item (or when it turns out to be the more economical alternative), however there are a number of decent loyalty cards that can provide some significant benefits. 
Track your spending using an app 
Keeping an eye on what you're spending and where can be half the struggle. Luckily, if you're a smart phone user, then you can just download an app that will help you keep an eye on it. Consider MoneySmart if you're unsure where to start. For non-smartphone users, a simple written diary of costs and every time you purchase an item will do just as well - as will an Excel spreadsheet that you can update. 
Check if you're using the best savings account 
You may be on an interest rate that's low, or an account that charges excess fees when you take money out. Ensure you know the fine print for your accounts, and always check with your banking institution to see if there's a product that may better fit your personal situation. Many have multiple savings-style accounts. 
Look towards DIY first when you need to fix something
You'd be surprised how many Youtube videos and online tutorials there are explaining how to fix some of the most niche items. We've heard of people using online tutorials to build fireplaces, fix car windows and more. While you want to make sure it's not another example of a "false economy" and that you will actually save money (and won't put yourself in danger), it's always worth seeing if you can reduce labour charges by doing it yourself. 
Check your tax
Are you claiming all the expemtions you are entitled to? Sometimes not using an accountant is truly a false economy, and you really want to make sure you maximise your tax return. See the <a target="_blank" href="https://www.ato.gov.au/Individuals/Income-and-deductions/Deductions-you-can-claim/">claimable deductions by profession</a> to ensure you have put everything on the list. Keep your receipts in order or recorded as you go.
Don't miss out on special offers
If you are looking to buy something online, the first thing to do is type the name of the shop or item into Google and search for 'coupons', 'promo codes' and 'offers' to see if anything comes up. Once or twice out of ten you might net yourself a 10% decrease, an added bonus or even a free ticket. You might also want to sign up for free online newsletters (get yourself a 'dummy' email to send these to) for comedy clubs and different events and you'll often see significant reductions being offered to online members last minute. Just be wary that you don't buy anything you weren't initially intending to due to seeing the advertisement.
Don't forget to argue
If you have an unfair fine - put in a call (and take photos for evidence). They can only say no. And if you have done the wrong thing, pay it on time before it gets out of hand.
 
Do you have any tips? How do you save? Share them with:<a target="_blank" href="mailto:jduke@propertyobserver.com.au"> jduke@propertyobserver.com.au</a>
 
Twitter tips:
<blockquote class="twitter-tweet" lang="en">
<a target="_blank" href="https://twitter.com/JennieDuke">@JennieDuke</a> great article. I'd add petition the RBA to raise cash rate. Our savings'd earn more, &amp; prop prices might come down a bit too.
— Jordan Eliseo (@JordanEliseo) <a target="_blank" href="https://www.propertyobserver.com.au/https://twitter.com/JordanEliseo/statuses/421500199207329793">January 10, 2014</a>
</blockquote>
 
 
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Savings tips for 2014: Get your new home faster

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For vendors, an open home can be an unsurprising source of stress. First impressions count, and if you have one weekend to interest as many buyers as possible, it's no surprise that it can cause many property owners to fret.
If, like many, you have left it to just the Saturday or Sunday morning to prepare after a long week at work then have no fear. It is achievable. 
Prior to starting any steps below, do a walk from the kerb to the back of your house and look for any areas requiring urgent attention. Re-prioritise the below tasks if there is something that needs to be looked at immediately.
 
7am to 8am - Focus on the bigger tasks
External - While you may not have time to weed your entire garden, a 15 minute run around with the mower will work wonders (particularly on the front yard). Pay more attention to your front garden than your back garden, and consider quick fixes - such as moving plant pots to more strategic positions and putting any tools, uglier garden furniture and children's toys into the shed or garage out of sight. If you have an automatic pool cleaner (or a willing teenager) then you should focus on getting any dirt out of your swimming pool when possible.
Internal - Get yourself a box or some black bin liners, one per room, and start a quick de-clutter. Get all pet toys and beds out of the house (put the bags or boxes into the car if you have nowhere else to hide them), and ensure that all bins are emptied. 
 
8am to 9am - The big clean
It's time to get out your box of cleaning tools and get to work. Vacuum, dust and thoroughly clean areas such as the bathroom and kitchen. A good clean of an average home should take you about an hour. If you have a messier or larger home, expect this to take longer.
 
9am to 10am - Check for easy fixes
Look for quick internal fixes - If one of the carpets has a stain, then see if you can use a rug to cover it, or if a wall has a mark you cannot remove then consider quickly moving a picture to that spot if appropriate. 
Pop to the shops - If you have time and it's nearby, head to your local Bunnings. A new 'welcome' mat, some temporary wall hooks, a cheap lamp or two for the darker rooms in the house and some scented candles are going to be your new best friends. 
Hide - Family photographs, personal or potentially offensive items (use your own discretion here, but remember that some people are more sensitive than others) as well as removing anything that is easily broken - those walking around your home may have little children.
 
10am to 11am - Best foot forward
Dress your home - Bring out your best towels, linen and table cloths and dress your home by making the beds up nicely and moving ornaments to their best positions. Some even set the dining table with their best china and glassware. Add new toilet rolls in the bathrooms, and hide ugly toilet brushes. If you have new soaps, put them in the bathrooms (or hide the old ones if they are of the bar variety). Make use of what you have. Remember that electrical cords are ugly - if you can unplug and remove appliances, such as in the kitchen, then do so.
Quick note - Ensure you don't leave any valuables or personal information around. While it's unlikely to happen, don't put yourself at risk by leaving phones, fancy electronics, change or cash or keys in easily accessible areas. Also remember not to leave credit cards, handbags, wallets or paperwork. Either take them with you, lock them up or hide them carefully. Medication will also want to be treated with care.
 
11am to 12pm (one hour until open time!) - Final touches
You have one hour to make a difference. Blinds and curtains should be opened, keep doors open except for bathrooms, the lights should be on and you want your place to look light an airy. Consider burning a nice scented candle, or oil burner (avoid incense as some can be allergic), or another scent. While baking a loaf of bread or making coffee can also smell good, some consider these techniques a little 'fake'.
Check the thermostat or airconditioning. Try to make it as comfortable as possible, and either have the heating or cooling as appropriate. Also consider opening the windows if you are on a quiet street.
Do a walk through - Ensure no doors are locked (including fly screens), make sure you don't leave any candles burning and ensure nothing is out of place.
Let the real estate agent prepare and take your pets, yourself and your family out for a few hours.
 
If you have longer than this to start preparing for an open home then there are other considerations. Speak to your real estate agent for tips on smaller fix-ups that you can undertake that may make all the difference. Common suggestions include an internal coat of paint, fixing up a driveway, perhaps by painting it, staging the property with furniture brought in from professionals and even bringing in a professional cleaning service.
Property Observer's top tips:
- Remember the senses (what do you smell, hear and see when you walk around your home)
- First impressions count (think about what your home looks like from the kerb - this is your "street appeal") 
- Show off your property's best assets - if it's the garden, then put more of your attention into making this space the best it can be
- The more input you can get yourself from the agent, and the more open homes you can visit yourself to see what works, the better you will be in the long run.
- Remember that some people will open your cupboards, turn on your taps and try to make sure things work. If there's time, ensure cupboards are tidy inside, and try to fix any dripping taps or showerheads.
 
YOU MIGHT ALSO BE INTERESTED IN: <a target="_blank" href="https://www.propertyobserver.com.au/residential/ten-tips-to-prepare-your-home-for-an-open-for-inspection/2012041154147">Top Ten Tips to prepare your home for an open inspection</a> <a target="_blank" href="https://www.propertyobserver.com.au/residential/how-to-keep-your-valuables-safe-when-you-open-your-home-for-inspection/2012031853884">How to keep your valuables safe when you open your home for inspection</a>
<a target="_blank" href="https://mce_host/jduke@propertyobserver.com.au">jduke@propertyobserver.com.au </a>
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Get your property "open home ready" in just one morning: A last minute guide

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This year, 2014, is set to be a busy one with many annoucements and changes coming in that any property investor should be aware of. We've compiled this calendar, which we will be adding to as events come onto our radar - email anything you've found to news@propertyobserver.com.au - and keeping track of. 
Here are the property dates you should be keeping on your radar.
FEBRUARY
4th: The first rate announcement of 2014. The experts last year almost unanimously agreed that we're seeing the bottom of the rate cycle and <a href="/news">fixing soon is a good idea</a>.
<a href="/news">The Block begins</a>, the first of two times it will run this year.
When Parliament resumes, we will see Queensland's controversial <a href="https://www.fairtrading.qld.gov.au/splitting-of-PAMDA.htm" target="_blank">splitting of the Property Agents and Motor Dealers Act 2000</a> where it is to become the Property Occupations Bill and the Agents Financial Administration Bill 2013. Here are the<a href="https://www.propertyobserver.com.au/queensland/property-occupations-act-s-impacts-on-qld-agents-michael-davoren/2013121666971" target="_blank"> impacts it may have on real estate agents</a>.
In New South Wales, <a href="https://www.planning.nsw.gov.au/exemptandcomplying" target="_blank">changes to the State Environmental Planning Policy will commence</a> from 22nd February. The government notes that this will "Give more home owners and businesses access to streamlined approvals for low impact development, like building or renovating a home, or a new commercial or industrial premises". It <a href="https://www.propertyobserver.com.au/new-south-wales/changes-to-nsw-planning-being-drafted/2013091965159" target="_blank">saw mixed responses a few months back</a>.
MARCH
Emporium Melbourne <a href="https://www.propertyobserver.com.au/retail/emporium-melbourne-s-opening-delayed-until-2014/2013063062837" target="_blank">will have likely been opened by the end of this month</a>.
Sydney's light rail will <a href="https://www.sydneylightrail.transport.nsw.gov.au/projects/sydney-light-rail" target="_blank">see construction beginning around this time</a>.
<a target="_blank" href="https://www.homebuyershow.com.au/">Home Buyer and Property Investor</a> show for Perth property enthusiasts.
APRIL
By now, the New South Wales strata law changes should have been confirmed. They are expected to have a significant impact on the market in 2014, <a href="https://www.propertyobserver.com.au/trends/strata-law-changes-will-have-a-big-impact-on-the-residential-market-in-2014/2013121666961" target="_blank">here is what you need to know</a>.
And by this point, <a href="https://www.sa.gov.au/subject/Housing,+property+and+land/Renting+and+letting/Reforms+to+residential+tenancies+legislation" target="_blank">changes in "early 2014" to the Residential Tenancies Legislation in South Australia should have been brought in</a>. These include improved regulation of entry and inspection times, regulation of residential tenancy databases (tenant blacklists), making it easier to deal with abandoned goods, improving regulation of rooming house agreements, improving administration of Tribunal and protection for lifestyle village residents.
<ul></ul>
MAY
<a target="_blank" href="https://www.homebuyershow.com.au/">Home Buyer and Property Investor</a> show for Brisbane property enthusiasts.
JUNE
In Tasmania, while the full $30,000 First Home Builders Boost is available until the end of 2014, the <a href="https://www.propertyobserver.com.au/finance/housing-finance-data-a-mixed-bag/2014011367175" target="_blank">$7000 First Home Owner’s Grant for existing homes expires at the end of June 2014</a>.
In South Australia, off-the-plan stamp duty concessions of up to $21,330, capped at $500,000, are <a href="https://www.revenuesa.sa.gov.au/grants-and-concessions/first-home-owners" target="_blank">available up until 30 June 2014</a>. The established first home owners grant also finishes at this time.
Get your <a href="https://www.ato.gov.au/Tax-professionals/Prepare-and-lodge/Due-dates/June-2014/" target="_blank">tax returns sorted out</a>!
JULY
All <a target="_blank" href="https://www.dpcd.vic.gov.au/planning/theplanningsystem/improving-the-system/new-zones-for-victoria/new-and-reformed-residential-zones">V</a><a href="https://www.dpcd.vic.gov.au/planning/theplanningsystem/improving-the-system/new-zones-for-victoria/new-and-reformed-residential-zones" target="_blank">ictoria's Reformed Residential Zones will have been introduced</a> by Councils by this point.
<a target="_blank" href="https://www.homebuyershow.com.au/">Home Buyer and Property Investor</a> show for Sydney property enthusiasts.
For August to December, see over page
 
 
 
<hr class="system-pagebreak">
 
 
AUGUST
<a target="_blank" href="https://www.homebuyershow.com.au/">Home Buyer and Property Investor</a> show for Melbourne property enthusiasts.
SEPTEMBER
Victoria's First Home Owners will have their <a href="https://www.sro.vic.gov.au/sro/sronav.nsf/childdocs/-434C7502A60F23E4CA2575A100442158-E11C62FEDA1CD76ACA2575D60028321F-46A756D8A7B22DE2CA257B5C00058BEB?open" target="_blank">payable duty reduced by a further 10% from 1st September</a>, bringing the total savings for those eligible up to 50%.
OCTOBER
Grand Designs Live visits <a target="_blank" href="https://www.granddesignslive.com.au/">Melbourne and Sydney</a>. 
NOVEMBER
DECEMBER
Investors will be <a href="https://www.commerce.wa.gov.au/consumerprotection/PDF/Misc/MinimumSecurityRTA.pdf" target="_blank">preparing for changes being brought in to WA law next year</a>, requiring properties to have certain added safety levels, such as security locks on windows by mid-2015. 
Any Australian owners of UK property will also want to ensure they are aware of the <a href="https://www.propertyobserver.com.au/overseas/new-capital-gains-tax-introduced-in-the-uk-for-overseas-investors/2013121967041" target="_blank">extra tax they will be levied with come 2015 if they make profits</a>. Think of it as a version of the capital gains tax.
 
 
Keep an eye on this calendar through the year as we add to it the dates you need to keep an eye out for.
<a href="mailto:jduke@propertyobserver.com.au" target="_blank">jduke@propertyobserver.com.au</a>
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The property changes you need to be noting on your 2014 calendar

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This is a home that all property enthusiasts will be dying to see - the South Australian Strathalbyn home of the late-1800s mayor of Strathalbyn and, notably, someone instrumental in the creation of the Married Women's Property Bill.
{yoogallery src=[images/stories/2014/01/09/MARRIAGEACT]}
This legislation, just predating the Married Women's Property Act, allowed females to own property and have property rights where previously entailments to male ancestors are common.
On <a target="_blank" href="https://www.realestate.com.au/property-house-sa-strathalbyn-115792763">6 Gressford Lane</a>, "The Briars" is a five-bedroom, one-bathroom offering asking $640,000 to $660,000.
Built in circa 1870, and acquired by the local mayor and solicitor Edward Jones Tucker in 1880, it reportedly remained in the family for 120 years undergoing extensions and alterations since.
Tucker had been the longest practicing solicitor in the state at his 1939 death, where he was buried at the family estate in Sandergrove. He used to ride his horse to the district court and the house's stables are originals. On Tucker's death, the property passed to his son, Howard Erskine.
It has federation style extensions, Art Nouveau decorative detail and many original features such as friezes, wallpapers, lead-light and French doors.
All the bedrooms include fireplaces, and three have walk-in wadrobes. It also has a sunroom, a cellar and a walk-in linen cupboard.
On approximately 1,580 square metres, it also has a cobblestone-floored hand-hewn timber coach house, according to the listing, with a thatched roof.
St Andrew's Uniting Church also owes much to Mrs E. J. Tucker who in 1895 enabled the clock tower project to be completed, and donated the vestry and furnishings to the Church to celebrate 100 years of Presbyterianism in South Australia, according to Church records.
RP Data notes that the property went on the market in October 2013, and had previous plans to be sold at auction.
<img alt="FLOORPLAN" src="/images/stories/2014/01/09/FLOORPLAN.jpg" height="555" width="350">
<a href="mailto:jduke@propertyobserver.com.au" target="_blank">jduke@propertyobserver.com.au</a>
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Creator of the Married Women's Property Bill's home on market in SA

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One thing property enthusiasts tend to enjoy more than most is a good 'Before and After' look at renovations. The great thing about Twitter is that you can keep track of people renovating and blogging their procedures in real time. Here's a smattering of some of the before photos that we're hanging on to wait for the results...
<blockquote class="twitter-tweet" lang="en">
Some 'before' pictures are worse than others. Kicking off kitchen reno for a great couple in the <a target="_blank" href="https://twitter.com/search?q=%23ottcity&amp;src=hash">#ottcity</a> west end. <a target="_blank" href="https://t.co/4MbyfsGaGA">https://t.co/4MbyfsGaGA</a>
— Fresh Reno Ottawa (@OttawaReno) <a target="_blank" href="https://www.propertyobserver.com.au/https://twitter.com/OttawaReno/statuses/420212900943646721">January 6, 2014</a>
</blockquote>
<blockquote class="twitter-tweet" lang="en">
Taking a quiet moment before working on my last big project before school starts again <a target="_blank" href="https://twitter.com/search?q=%23bathroom&amp;src=hash">#bathroom</a> <a target="_blank" href="https://twitter.com/search?q=%23renovation&amp;src=hash">#renovation</a> <a target="_blank" href="https://t.co/L9I4Vq7B3n">pic.twitter.com/L9I4Vq7B3n</a>
— Leah (@leahhasmoxie) <a target="_blank" href="https://www.propertyobserver.com.au/https://twitter.com/leahhasmoxie/statuses/420581634388537344">January 7, 2014</a>
</blockquote>
And here are some that shared the "big reveal".
<blockquote class="twitter-tweet" lang="en">
Before <a target="_blank" href="https://twitter.com/search?q=%23kitchen&amp;src=hash">#kitchen</a> <a target="_blank" href="https://twitter.com/search?q=%23renovation&amp;src=hash">#renovation</a> <a target="_blank" href="https://twitter.com/search?q=%23revamp&amp;src=hash">#revamp</a> Top <a target="_blank" href="https://t.co/a4Nglzubnw">pic.twitter.com/a4Nglzubnw</a>
— K. Angello-Mayfield (@KAMTheVisionary) <a target="_blank" href="https://www.propertyobserver.com.au/https://twitter.com/KAMTheVisionary/statuses/420001150180405248">January 6, 2014</a>
</blockquote>
<blockquote class="twitter-tweet" lang="en">
NOW <a target="_blank" href="https://twitter.com/search?q=%23kitchen&amp;src=hash">#kitchen</a> <a target="_blank" href="https://twitter.com/search?q=%23renovation&amp;src=hash">#renovation</a> <a target="_blank" href="https://twitter.com/search?q=%23revamp&amp;src=hash">#revamp</a> I am SO proud of me and my man!!! We rock! (Of course LOTS more to do - having FUN) <a target="_blank" href="https://t.co/dosbE8yoZM">pic.twitter.com/dosbE8yoZM</a>
— K. Angello-Mayfield (@KAMTheVisionary) <a target="_blank" href="https://www.propertyobserver.com.au/https://twitter.com/KAMTheVisionary/statuses/420001429919498240">January 6, 2014</a>
</blockquote>
<blockquote class="twitter-tweet" lang="en">
See what these two brown storage pieces were transformed into --&gt; <a target="_blank" href="https://t.co/zgGqtLgyoN">https://t.co/zgGqtLgyoN</a> <a target="_blank" href="https://t.co/m9nwh4wSX5">pic.twitter.com/m9nwh4wSX5</a>
— Apartment Therapy (@AptTherapy) <a target="_blank" href="https://www.propertyobserver.com.au/https://twitter.com/AptTherapy/statuses/419975366204071937">January 5, 2014</a>
</blockquote>
<a target="_blank" href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
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Renovation "before" photos

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New research from Veda has revealed that 80% of Australians have never checked their credit history, while 93% of Australians don't know how to do so, according to RateCity.
When signing up for a home loan, or other financial commitment, a credit history can often be the make or break factor and new changes mean that it's now crucial for you to keep this record clean.
Alex Parsons, RateCity's CEO, said that the updated credit reporting scheme has access to the date credit accounts have been opened and closed, the current limit on each account and the repayment history. It also allows consumers to take steps to remove flaws.
“In the past, a late payment on a phone bill or loan could put a ‘black mark’ on a consumer’s record for years to come,” said Parsons.
“But with the new ‘positive’ changes to credit reporting, consumers will have a chance to redeem themselves and effectively add ‘green ticks’ to their file as they do so."
New changes to credit reporting, coming into effect on March 12 this year, will have additional data backdated to December 2012.
“That means staying on top of all your bills and paying on time, which is the only way to ensure a problem-free credit history,” he said.
If you have a black mark on your credit from the past, and you're now working to rectify this, you stand to benefit most from the new reporting, he noted.
“That’s because banks will have more insight into their credit file. But this consumer will need to be diligent in making an effort to improve, because the banks will be watching.”
Those with good credit and who pay the bills on time, there shouldn't be an impact, and they may even see rates offered by the bank.
If you haven't got a black mark but you haven't always paid bills on time, you'll want to be aware that these issues do not show up in the future as late payments each month will now show up on file.
Credit tips: ·    Set up automatic direct debits from your transaction accounts to pay bills on or before the due date ·    Use electronic banking to your advantage ·    Reduce any unnecessarily large credit limits you may have ·    Get organised! Set reminders – It doesn’t matter whether you use an app on your phone or the traditional post-it on the calendar, whichever system works best for you will help keep you on top of your bills. It may even help to set the reminder a few days before, so, if you do forget, you still have time to make the payment. Source: RateCity
<a target="_blank" href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a> 
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Understanding your credit history: RateCity

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If you're looking for a quick leg up with property and investing, then there are a number of online resources, including applicable information from overseas. We've compiled five videos that you can quickly watch to get a bit more understanding about different areas of investing. 
 
1) Quickly analysing an investment property's return
{qtube vid:=XW_9AUsdPC0}
This video from Bigger Pockets is based in America, however there's certainly tips that any Australian residential investor can learn from. With useful fundamentals, and a quick explanation of how you use financial calculators and listings to quickly make sense of the financials, this is a very clear explanation of a simple 'first check' to see whether you should consider a property for further analysis.
Video description: "Investment properties are everywhere. Hundreds, thousands, maybe tens of thousands (depending on where you live.) So, obviously, it's impossible to go an look at every single one. So how do you choose which ones to look at, what to spend your time analyzing, and how the heck do you even analyze it?"
This five minute review of an investment property also shows how you would go back and tweak the loan to see if the return you need is possible, and how much deposit you will need to ensure this. While Australian investors will be painfully aware of the difference in prices between the properties used as examples in this US video, and the prices and returns they are likely to face in Australia, it's interesting enough as a starting point. It also delves briefly into the concept of benchmarking - that is, understanding what the minimum return requirement is for you to consider a property. This is a number that varies from investor to investor.
 
2) Resolving tenancy disputes 
{qtube vid:=pgcNdNM7DbE}
This Queensland video is the first in a series produced by the Tenant's Union of Queensland, and is worth a watch to understand putting the shoe on the other foot. It covers dispute resolution and a tenants' guide to QCAT (Tribunal).This particular video looks at a bond dispute, and the collection of evidence and reasoning of the argument and debate.
All good investors should attempt to get inside their tenants' head to see if they can help solve these issues before heading to Tribunal.
 
3) Renovation and building tips
{qtube vid:=QNCdKIX5y4s}
Architect your home brings us this stage presentation video with Hugo Tugman at the National Home Improvement Show in the UK. Tugman indicates some crucial points about a property needing to be both beautiful as well as functional - beautiful without functional just isn't worthwhile!
He covers increasing space (including height space), proportions, staircases and the 'wow' factor, including a useful mindmap of considerations. It's largely concerned with building a property new. 
 
4) Prepare for an Open Home
{qtube vid:=XKxiHBeI48k}
Sydney's Just Think Real Estate's Edwin Almeida has this quick video with Wendy The Candle Lady about the sense of smell in an Open Home. She notes it has the highest sensory recall of all the senses and is crucial. This is just one of a number of comprehensive videos about the different aspects of preparing for home opens.
This American video shares real estate agent Bill Fields' open house tips with getting buyers into the home, and it discusses figuring out what the objectives are (to get listing leads, to develop buyer leads and to sell it).
{qtube vid:=WJhE3sVj_AI}
 
5) Buying at auction 
{qtube vid:=dOiKBGir3jQ} 
This video from Ray White Victoria Park discusses the auction process. If you haven't spent much time at auctions, then this video is a good introduction to understanding the process. It's useful to hear some of the auction lingo, and to see what auctions look like as well as some of the terms and conditions you can put on your auctions prior to bidding.
While it's coming from the real estate agents' perspective, it's an interesting introduction.
The top tips outlined include in the description: 1. Find out what the property is worth and how much you can afford to pay. 2. Familiarise yourself with the auction process 3. Arrange your finance before the auction 4. Have your contract of sale checked thoroughly before the auction 5. Get some help on auction day 6. Don't be afraid to put an offer before auction
<a target="_blank" href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
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Five quick free videos to give investors a leg up

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Australia’s buildings, much like its property market is on the rise, as we see more and more developer’s buildings upwards rather than outwards. While this may not be the preference of the government, who want to see a move to the outer suburbs, investors and hopeful residents have been moving towards the skyscrapers that dominate our skyline.
While they represent a number of downsides such as shadow casting, traffic congestion, flight path and noise challenges, taller inner-city towers are able to drive greater costs and are far more space efficient while providing greater environmental and green benefits. In the long run, these buildings create far more solutions than problems, which mostly affect the short term.
The current height limit for skyscrapers in the Sydney CBD is 235m for all commercial and residential buildings. This is significantly shorter than the other capital cities, who are taking advantage of the allowances, as are suburbs, employment hubs and outlying areas of NSW.
Many developers understand that height restrictions imposed in the CBD will increase office and residential costs over time, as demand will outstrip supply, so they have begun looking for alternatives in different areas of Sydney, such as Parramatta, Wooli Creek and even Liverpool.
Sydney Lord Mayor Clover Moore announced early in 2013 that the zoning and planning laws will be coming under review for the first time since 1988 to allow for review of building heights and floor space. However final approval on any changes could take up to five years.
In the meantime, the Inner West and inner city are experiencing a wave of luxury developments beginning construction and are being sold off early. These new residential buildings are extremely high quality and in very high demand due to their proximity to the city and nightlife hubs of the Inner West and inner city.
Further out, there are some towers in the early stages in developments and even nearing completion, where there is an abundance of land for properties to go under construction.
Sydney is currently behind the ball on this issue, with Brisbane, Melbourne and Perth all continuing development on a number of high rise developments slated for completion in the next few years. We don’t know where the market or restrictions are going to be in the next 10 to 20 years, but there will be a high demand for offices and apartments close to the city from residents, companies and investors from here and abroad.


<hr>
Sam Elbanna is the managing director of CPM Realty, premier property marketing specialists.
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Dwellings are moving upwards, not outwards: Sam Elbanna

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."

[smartcode_project:default project_id=150713 project_image_fid=373827]

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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