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Photographs can often be works of art, and certainly the worst real estate shots get a lot of attention.  Just like art, however, trends come and go.
Lately, we've noticed a few trends cropping up in some real estate photography, which we've detailed here. All the photos below come from a variety of listings, all currently on the market.
<img alt="poll-reulsts-from-a-while-ago" height="122" width="470" src="/images/stories/2013/12/11/poll-reulsts-from-a-while-ago.gif">
Close-up shots of inanimate objects
A favourite of some of the more prestige real estate agencies who sell some of the most stunning properties around the country (and with price tags to match), these close up shots of items around the property adorn their listings regularly.
Usually we see statues and sculptures, but it can even be keys and fruit bowls given their own picture as you'll see below.
<img width="470" height="314" alt="unique_nov_21_one" src="/images/stories/2013/11/21/unique_nov_21_one.jpg">
<img width="470" height="313" alt="unique_nov_21_two" src="/images/stories/2013/11/21/unique_nov_21_two.jpg">
<img width="470" height="314" alt="unique_nov_21_three" src="/images/stories/2013/11/21/unique_nov_21_three.jpg">
<img width="470" height="353" alt="unique_nov_21_four" src="/images/stories/2013/11/21/unique_nov_21_four.jpg">
<img width="470" height="353" alt="unique_nov_21_six" src="/images/stories/2013/11/21/unique_nov_21_six.jpg">
<img width="470" height="353" alt="unique_nov_21_seven" src="/images/stories/2013/11/21/unique_nov_21_seven.jpg">
Champagne with that?
It's an untested theory that most of us break open the champagne when we buy a new home, however it appears some agents are helping you pop the bubbles early.
Strategic placement of the bubbly in photographs (usually where there's a balcony and a view), is a technique that looks like it may be here to stay.
<img width="470" height="353" alt="champ_nov_21_one" src="/images/stories/2013/11/21/champ_nov_21_one.jpg">
<img width="470" height="353" alt="champ_nov_21_two" src="/images/stories/2013/11/21/champ_nov_21_two.jpg">
 
Listings with wildlife
We're not sure how long the photographer sat there to get some of these shots, or if they're edited in, but the addition of birds and native fauna adds a certain something to any real estate listing.
<img width="470" height="353" alt="ani_nov_21_one" src="/images/stories/2013/11/21/ani_nov_21_one.jpg">
<img width="470" height="353" alt="ani_nov_21_two" src="/images/stories/2013/11/21/ani_nov_21_two.jpg">
<img width="470" height="353" alt="ani_nov_21_three" src="/images/stories/2013/11/21/ani_nov_21_three.jpg" style="font-size: 0.8em;">
Photo of the testimonial
We're not even sure if this counts as a trend, but it took us by surprise.
<img width="470" height="353" alt="test_nov_21_one" src="/images/stories/2013/11/21/test_nov_21_one.jpg">
The after effects spotlight-look
There's truly very little to say about this one. 
<img width="470" height="353" alt="eff_nov_21_one" src="/images/stories/2013/11/21/eff_nov_21_one.jpg">
 
Purple rain
<img width="470" height="353" alt="purple_rain_nov_21" src="/images/stories/2013/11/21/purple_rain_nov_21.jpg"> 
 
Photos 'through' other items
We could refer to this one as the 'perspective' shot, as it gives the sense someone is looking at the property.
For instance, this shot that has us looking at the balcony through the branches through the trees.
<img width="470" height="353" alt="tree_nov_21_one" src="/images/stories/2013/11/21/tree_nov_21_one.jpg">
Or this one, which lets you look at the seller through a barred door, and other rooms through the decorative frame of the last.
<img width="470" height="353" alt="tree_nov_21_two" src="/images/stories/2013/11/21/tree_nov_21_two.jpg">
 
<img width="470" height="353" alt="tree_nov_21_thre" src="/images/stories/2013/11/21/tree_nov_21_thre.jpg">
And finally, the local lifestyle shot
This South Yarra property comes with jogging people as an optional addition with purchase.
<img width="470" height="353" alt="life_nov_21_one" src="/images/stories/2013/11/21/life_nov_21_one.jpg">
While this below comes with a restaurant/cafe recommendation.
<img width="470" height="353" alt="life_nov_21_two" src="/images/stories/2013/11/21/life_nov_21_two.jpg">
Have you seen any similar examples? Have you advertised your property with these photos, or taken them yourself? Send them in, with your thoughts.
<a href="mailto:jduke@propertyobserver.com.au" target="_blank">jduke@propertyobserver.com.au</a>
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jduke-EHk3XBmHkn

Artistically advertised properties: Can these photos really help sell?

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While Surfers Paradise is among the areas previously known for having a strong amount of high-rise construction activity, it’s now quickly becoming known as an area with a shortage, according to research from Broad Research and Advisory.
The precinct has recorded its highest rate of new apartment sales since the GFC, with 1,151 over 2012/2013 financial year.
Paul Broad said that a critical shortage of new apartments is being seen in the area as buyer demand has heated up, with just two new projects marketed in the area.
The Soul and Hilton towers, the two projects being marketed, are complete. Within these two developments, 90 were reportedly available in Soul, and 35 are for sale in Hilton.
“The decline in the number of apartment sales in Surfers Paradise predominantly relates to the lack of new apartment projects entering the market in the past few years and the take up of stock as these projects have been completed for some time,” said Broad.
“It has been many years since the Gold Coast has witnessed such an absence of crane activity, particularly in the high-rise sector and particularly in Surfers Paradise where the absence of new projects is unprecedented.”
Across the entire Gold Coast, there are 12 actively marketed high-rise apartment projects, with just three not yet constructed.
“Including low and medium-rise product, here are 38 active apartment projects on the Gold Coast, making it the city’s lowest number of active developments in 11 years,” he said, pointing to apartment stock primarily located in Southport and Broadbeach.
"Furthermore, of these 38 projects, 15 have stock levels in single digit figures,” Broad said.
“Some areas of the Gold Coast have virtually no new stock and based on the current quarterly sales rate, existing supply will be absorbed within 12 months.”
A $120 million apartment tower, progressing towards construction, with 223 beachside apartments on Surfers Paradise Boulevard is, however, coming online.
“Recent projections from the Australian Bureau of Statistics suggest that the Gold Coast may need to create 146,000 new dwellings by 2026,” he said.
Surfers Paradise's vacancy rate has been declining from recent highs nearing 6% and currently sits at 2.5% according to SQM Research.
<a href="mailto:jduke@propertyobserver.com.au" target="_blank">jduke@propertyobserver.com.au</a>
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Highrise development shortage in Gold Coast

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The Cities of Fremantle, Kwinana and Melville, following last week's state government proposal for reform in Perth's metropolitan area, have called this a "big win" for the southern suburbs.
Noting that the plan is for the extension of the boundaries of Fremantle, Melville and Kwinana to encompass Cockburn and East Fremantle, Fremantle Mayor, Brad Pettitt, said that rates will not be artificially inflated, and services would not be adversely affected.
“There’s been a lot of debate throughout the process, but I think it’s important to reflect back on why we’re doing this in the first place, and that is to ensure local government is efficient and capable of serving the Perth metropolitan area’s growing population now and into the future,” said Pettitt.
“We see the recently released state government boundaries as being practical by grouping together similar communities and using major activity centres as the central hub. It is the best possible outcome not only for people in Fremantle, but those in the current Melville, East Fremantle, Cockburn and Kwinana council areas,” he said.
Meanwhile, City of Kwinana Mayor, Carol Adams, was also happy with the proposed changes.
“The more we look at this collaboratively, the more we all agree that the proposed model is not only fair and equitable, but will also increase the capacity of the new councils to meet the growing needs of our community. This means that everyone in the southern suburbs will have access to the quality of services they demand and deserve,” Adams said.
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Revised state government model a "big win" for Perth

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New laws introduced last night to Parliament have overhauled the Property Agents and Motor Dealers Act (PAMDA), however one of the proposed changes will mean that agents no longer need to disclose their commissions.
Apparently hoping to streamline the system and reduce red tape, the main concern was with the number of government approved forms attached to contracts, said Attorney General Jarrod Beijie.
“Lengthy contracts can often do more harm than good, with many people either skimming over important information or in some cases people are not reading the finer detail at all," said Bleijie.
Warning statements will be incorporated into the contracts themselves.
However, changes to the Act also appear to remove information that some buyers may want to know.
This includes, removing the requirement for agents to disclose to a buyer the commission the agent is receiving from the seller.
Deregulating agents' commissions, to align Queensland with other states and extending statutory limits on lengths of appointments for a sole or exclusive agency from 60 to 90 days, are other changes made under PAMDA.
However, the cooling off period of five days will be maintained under the changes.
The potential changes to the Property Occupations Bill have REIQ CEO, Anton Kardash, 'thrilled'.
“The majority of the changes also allow for the real estate industry to become more professional and ultimately more accountable and that is good news for everyone as well as for the property market," said Kardash.
Discussing <a href="https://www.propertyobserver.com.au/residential/property-advice-regulation-and-legislation-is-not-enough-to-protect-consumers-terry-ryder/2013102365920" target="_blank">PAMDA yesterday in his Property Observer column</a>, observer Terry Ryder said that the rules were brought in as a result of the culture of the 1990s to "stamp out the worst excesses" of the industry where poor advice is rampant.
"Not only is the advice based on vested interests, but the consumer is paying a price inflated by the outrageous marketing fees – and invariably in a project located in an under-performing market, because developers need to pay massive commissions only when they’re struggling to sell their stock," Terry noted.
The Queensland disclosure rules are the following (<a href="https://www.fairtrading.qld.gov.au/Forms/Disclose_to_property_buyer_form.pdf" target="_blank">under PAMD form 27 C</a>):
It is your obligation to disclose any benefit, to your knowledge, which any person has received, receives, or expects to receive in connection with the sale, or for promoting the sale, or providing a service in connection with the sale, of the property.
 
The current Duty of Disclosure in New South Wales, according to NSW Fair Trading, for example, is the following:
A real estate agent or salesperson who is acting for a client in respect of the sale or purchase of land is required to disclose certain relationships and any benefits they or others may receive in relation to the sale or for referring the client or a prospective buyer to a service provider.
A real estate agent or salesperson engaged to sell property for a client must make these disclosures to their client (the seller) and also to prospective buyers where applicable.
<a href="https://mce_host/jduke@propertyobserver.com.au" target="_blank">jduke@propertyobserver.com.au </a>
 
Correction: This article previously referred to the exclosure form as PAMD 28, it is actually PAMD 27C
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Queensland agents no longer need to disclose commissions to buyers under new laws

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A new study has found that while the majority are happy borrowing up to 80% of their property's value, one in 10 would be comfortable to borrow 100% or close to it, according to a new survey by Loan Market.
Within the survey, 44% of participants said that they were hoping to borrow below an 80% LVR to help avoid charges such as Lenders Mortgage Insurance.
Loan Market director, Mark De Martino, said that with the property market going strong, buyers need to quickly work out what LVR suits them best.
“Buyers who get their finances together early in purchasing process will be able to bid at auctions or private treaties more confidently because they’ll know the exact impact borrowing more or less would have on their loan repayments and household finances,” said De Martino.
“In some situations the only way to crack into a hot property market is to borrow closer to the value of your property. This can be a successful strategy for buyers who do their homework and make sure they get a home loan that matches their personal and financial situation," he said.
A total 10% of borrowers said they would be comfortable borrowing up to 97% of the property's price.
A <a target="_blank" href="https://www.propertyobserver.com.au/news/genworth-australia-launches-free-online-lmi-toolkit/2013110966250">free LMI toolkit</a> has recently been released online by Genworth.
The survey was conducted online and include 662 respondents.
Useful reading: <a target="_blank" href="/news">8 things you need to know about Lenders Mortgage Insurance</a>
<a target="_blank" href="https://mce_host/jduke@propertyobserver.com.au">jduke@propertyobserver.com.au </a>
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One in 10 happy to borrow close to 100%: Loan Market

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More than 4,000 affordable properties have been built in Queensland, bringing the total built under the National Rental Affordability Scheme (NRAS) to more than 6,000, according to Housing Minister Tim Mander.
Mander said that NRAS is filling a crucial gap in the housing system for those who would otherwise be on a long waiting list for social housing.
The joint state and federal initiative encourages investors to provide properties rented at 80% of the market rate for the area.
“There are plenty of people who aren’t high-needs enough to get into social housing but still struggle to find a home they can afford,” he said.
“NRAS is targeted directly at that demographic and is an important part of the government’s Housing 2020 Strategy."
The Housing 2020 Strategy predicts 12,000 social and affordable dwellings across Queensland - including another 3,500 NRAS dwellings over the next 12 months.
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Another 3,500 NRAS dwellings in 12 months for Queensland

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A big weekend ahead for Melbourne's Flinders Street open homes is coming up and it's worth grabbing your calendar out to flag them.With ten different properties to visit, make sure you have you have your day well planned.
From a $1,295,000 apartment in one of the more tightly-held ends of Flinders Street to a $153,000 studio, it's a wide-ranging street that typifies some of Melbourne's range of apartments.
<img alt="map-nov-20-one" height="265" width="470" src="/images/stories/2013/11/20/map-nov-20-one.jpg">
On 23rd November, the following are all open for your prying eyes to inspect. We've flagged them from one end of the street to the other and included the times. Let us know if you visit!
For some preparation tips, don't forget to <a target="_blank" href="https://www.propertyobserver.com.au/residential/nine-areas-to-check-at-open-for-inspections-karin-derkley/2012031553709">check off these nine areas when you're at the open home</a>. If, however, you're on the selling end - here are some <a target="_blank" href="https://www.propertyobserver.com.au/residential/ten-tips-to-prepare-your-home-for-an-open-for-inspection/2012041154147">tips on preparing your home for the open</a>.
 
<a target="_blank" href="https://www.hollyprestigeproperty.com.au/properties/residential/Apartment-Vic-Melbourne-115082743">24/60 Flinders Street </a>
$1,295,000 10.45AM - 11.15AM The top of the list is in the Herald Living building, which the advertisement screams is a 'Sex And The City' style apartment, with thirteen banks of wardrobe space. The two bedroom, two bathroom property (pictured below) has a $1,295,000 price tag.
Boasting a 1920s facade, high ceilings, open plan living, a large internal laundry, two car spaces, video intercom access and Tasmanian Oak floors, it'll be one of the more stylish weekend visits. It overlooks Federation Square. 
{yoogallery src=[images/stories/2013/11/20/melb]}
 
<a target="_blank" href="https://greghockingrealestate.com.au/real-estate/property/679543/for-sale/apartment/vic/melbourne-3000/14-140-flinders-street/">14/140 Flinders Street</a>
$415,000 1.45PM - 2.15PM
This two-bedroom, one-bathroom apartment(pictured below) has a separate home office, built-in wardrobes and a secure entrance.
It has stone benchtops and stainless steel appliances in the kitchen.
<img src="/images/stories/2013/11/20/melbourne_nov_20_two.jpg" width="470" height="353" alt="melbourne_nov_20_two">
 
<a target="_blank" href="https://www.realestate.com.au/property-apartment-vic-melbourne-115166031">1009/238 Flinders Street</a>
$249,950 12.00 - 12.30PM This one-bedroom one-bathroom apartment (pictured below)  is currently leased, however will be vacant "shortly". It overlooks Flinders Street Station, Federation Square, Government House and the Dandenong Ranges. It's 42 square metres, practical, and estimates outgoings at $4,500 per annum, with a rental estimate of $20,540 per annum - or 8.3% yield.
<img src="/images/stories/2013/11/20/melbourne_nov_20_three.jpg" width="470" height="353" alt="melbourne_nov_20_three"> <a target="_blank" href="https://www.hockingstuart.com.au/UNIT_1906_532-536_FLINDERS_STREET_MELBOURNE_VIC_3000">1906/532-536 Flinders Street </a>
$430,000 1.00PM - 1.30PM In the 'Aura' development, this two-bedroom apartment (pictured below) has views of the Yarra. The apartment has a security entrance, entrace foyer, low maintenance kitchen with stainless steel appliances, a large balcony and laundy facilities.
<img src="/images/stories/2013/11/20/melbourne_nov_20_four.jpg" width="470" height="353" alt="melbourne_nov_20_four"> <a href="https://www.ereal.com.au/index.php/residential-for-sale/1003-residential-for-sale-2021-3303" target="_blank">534 Flinders Street</a>
Price on application 10.30AM - 11.30AM On the 25th floor of 534, this is a brand new two-bedroom apartment. The living area is double-glazed from floor to ceiling and both bedrooms have built-in wardrobes.
The kitchen area has stainless steel appliances, and there's internal storage. The balcony is east-facing, with sunlight and views of the Yarra River and Crown Casino.  
 
<a target="_blank" href="https://www.ereal.com.au/index.php/residential-for-sale/863-residential-for-sale-2021-3154">546 Flinders Street</a>
$153,000 1.30PM-2.00PM This studio apartment (pictured below) with security entrance and communal laundry facility is currently leased for $240 per week, however doesn't have a 'student only' restriction. It has one bathroom with a shower.
<img alt="melbourne-nov-20-10" height="353" width="470" src="/images/stories/2013/11/20/melbourne-nov-20-10.jpg">
 
<a target="_blank" href="https://cityresidential.harcourts.com.au/Property/532572/VCE4459/1301-555-Flinders-Street">1301/555 Flinders Street</a>
$365,000 - $385,000 2.00PM - 2.30PM Currently vacant, the rental estimate is $420 to $440 per week. In the North Bank complex, on the 13th floor, it has floor to ceiling windows. The one-bedroom, one-bathroom, one-car space property (pictured below) has a modern bathroom, kitchen area and built in wadrobe.
<img alt="melbourne_nov_20_six" height="353" width="470" src="/images/stories/2013/11/20/melbourne_nov_20_six.jpg"> <a target="_blank" href="https://www.hollyprestigeproperty.com.au/properties/residential/Apartment-Vic-Melbourne-115014591">1125/555 Flinders Street</a>
$650,000 12.00PM - 12.30PM
With views of Soutbank, this two-bedroom, two-bathroom apartment has double glazed windows around the living area, a study, a separate chefs kitchen and a large dining area.
With some more stylistic elements, such as Shoji screens, a wall of mirrored wardrobe space and fully tiled bathroom, there are also more functional elements such as two storage cages, video intercom and an on site building manager.
The current owner renovated this property (pictured below).
<img alt="melbourne_nov_20_seven" height="353" width="470" src="/images/stories/2013/11/20/melbourne_nov_20_seven.jpg">
 
<a target="_blank" href="https://www.ljhooker.com.au/E4HC2/2-bedroom-apartment-for-sale-melbourne">105/565 Flinders Street</a>
$430,000 - $450,000 2.00PM - 2.30PM This two-bedroom, one-bathroom north facing apartment is within the North-Bank complex. With open plan living, with floor to ceiling windows, a balcony, mirrored built in wardrobes and stainless steel appliances in the kitchen, it's currently leased at $480 per week.
<img alt="melbourne-nov-20-eight" height="330" width="470" src="/images/stories/2013/11/20/melbourne-nov-20-eight.jpg">
 
<a target="_blank" href="https://propertyx.com.au/property/outstanding-value/">407/565 Flinders Street</a>
Auction (over $400,000 - advertised for offers over $460,000) 12.00PM - 12.30PM Around 75 square metres, this is a two-bedroom, two-bathroom offering (pictured below). It has a 'European style kitchen' is 'hardly used' and has one car park space that is underground.
<img alt="melbourne-nov-20-nine" height="353" width="470" src="/images/stories/2013/11/20/melbourne-nov-20-nine.jpg">
 
<a target="_blank" href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
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One street, one day, 10 open homes: Flinders Street, Melbourne

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Upgraders, our largest buyer segment in the Australian market currently, could lose tens of thousands of dollars if they delay their plans in a rising market.
While much of the attention is on first home buyers, investors, renovators and even downgraders, those aspiring to own a better home should be the focus, said Joe Sirianni, executive director of Smartline.
“Chances are, most families will look to upgrade their home at least once in their lives – if not several times – as their needs change and financial situation improves," said Sirianni.
“This very substantial group of property buyers is likely to be significantly impacted by the turnaround that seems to be taking place in most property markets around the country.”
Financing an upgrade can be tricky, with a number of options needed to be considered.
Currently, there are three activities common within the upgrader group:
1) Selling first, buying later
2) Holding both properties
3) Using a bridging loan option
Those buying later, may find the market rises during this time, costing them significantly more.
Smartline's calculations bring the total cost of buying now and then upgrading from a $450,000 to a $600,000 property at $185,490, when considering agent's fees, stamp duty, conveyancing fees, transfer duty and associated costs. After a 10% price rise, looking at the same factors, this cost balloons up to $204,090, with transfer duty, agent's fees and the property price additional cost adding up.
<a target="_blank" href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
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Upgraders must be wary of rising market: Smartline

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The reverse takeover of Fairfax’s high-value classifieds business Domain by glossy real estate upstart Metro Media Publishing is complete after Antony Catalano was appointed Domain’s CEO this morning.
Property Observer's sister publication Crikey can reveal that Catalano, a former Fairfax executive, will seize the reins of the Domain group following Fairfax CEO Greg Hywood’s decision in March to spin the booming business unit out as a standalone entity.
There is now frenzied speculation that Hywood and Fairfax will end up floating Domain to prop up shaky revenues elsewhere in the business. Alternatively, Hywood could sell all of Fairfax’s flailing publishing and broadcast assets and retain Domain with Catalano at the helm.
Catalano told Crikey that he “wouldn’t be taking on this role if I didn’t see a huge opportunity to grow Domain…Domain is great business with a whole bunch of assets. It’s got print assets, it’s got mobile assets, regional assets and it’s got an editorial as well as a commercial arm. If you capitalise on those assets then you can really grow the business by talking to many people across many platforms. It’s a very successful commercial operation and that’s what excites me about it.”
He will continue to oversee MMP’s operations from his role as a MMP director and the largest individual shareholder. MMP, half-owned by Fairfax, currently runs the sales functions of Domain, which appears as a bulging liftout in The Saturday Age, the Friday edition of the Financial Review and online at Domain.com.au. MMP stalwart and the co-founder of flagship real estate glossy Weekly Review, Trent Casson, has been appointed MMP chief operating officer. In a <a target="_blank" href="https://media.crikey.com.au/wp-content/uploads/2013/11/Message-to-MMP-shareholders-from-Charbel-Nader-2.pdf">letter to shareholders</a>, MMP chairman Charbel Nader said that he was “confident MMP is in very safe hands.”
Catalano, a part-time hotel mogul nicknamed “the Cat” who <a target="_blank" href="https://www.crikey.com.au/2012/08/31/wannabe-queen-consort-couchsurfed-at-byron-before-wooing-harry/?wpmp_switcher=mobile">once hosted</a> Prince Harry’s likely wife Cressida Bonas at his Byron Bay pad, said MMP was “in great shape, it’s now a proper multimedia business with gloss magazines, stunning digital assets and a joint selling agreement with Fairfax…we’ve transformed the business since the merger [completed in mid-2012].” He came under <a target="_blank" href="https://www.crikey.com.au/2013/06/04/more-bad-news-for-fairfax-as-mmp-axes-seven-titles/?wpmp_switcher=mobile">sustained fire</a> in July after closing seven loss-making newspapers previously owned by the Fairfax Community Network, leaving 30 staff out of a job.
At an investor briefing in June, Fairfax revealed Domain boasted revenue of $141 million in 2012-13 and earnings before interest, tax, depreciation and amortisation of $45 million. MMP contributed a massive $81 million to the company’s real estate advertising and services business. In a letter to staff, <a target="_blank" href="https://media.crikey.com.au/wp-content/uploads/2013/11/MMP-message-to-staff-191113.pdf">obtained by Crikey</a>, Catlano said MMP has increased Domain sales year on year by 37%. Catalano and Hywood are close friends and Hywood’s son Tom works for MMP smashing deals in the real estate department. Catalano will continue to work out of MMP’s Park Street, South Melbourne offices.
In a statement Hywood lauded his new co-worker: “We are delighted Antony will lead our Domain business and retain oversight of MMP. Having put MMP on the road to sustained success Antony is now in a position to lead Domain and take it to its full potential. Antony is innovative, entrepreneurial, highly competitive and his knowledge of the Australian real estate market is second to none. His appointment is clearly a significant industry development.” In a separate <a target="_blank" href="https://media.crikey.com.au/wp-content/uploads/2013/11/Tuesday.pdf">message to staff</a> Hywood described Catalano as “competitive”.
Property Observer reported earlier this year about Catalano's acquiring of a half share in Rae's on Watego's Byron Bay guesthouse.
<a target="_blank" href="mailto:news@propertyobserver.com.au">news@propertyobserver.com.au</a>
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Catalano appointed CEO of Fairfax’s Domain

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Century 21 Australia has revealed that it recorded the highest number of unique visitors to the company's website recently, and points to the strength of the market, and trends towards online including mobile, as the critical factors.
With a 27% uptick in October 2013, compared to October 2012, and with 85% more coming from mobile traffic, chairman and owner of Century 21 Australasia, Charles Tarbey, said that this reflects the overall trends in the market.
“The growing trend of consumers searching for property information through tablets and mobile devices emphasises the importance of real estate groups being ‘mobile ready’ in order to promote properties to the largest possible buyer pool," said Tarbey.
Part of this, is being 'mobile ready', and affordable video listings with voice overs are a part of Century 21's strategy, which are believed to have assisted the traffic growth over the year.
{qtube vid:=-2qLAJ_cm4o}
“This trend is only going to continue and Australians thinking about selling their home would be prudent to ensure their property can be viewed through these new technologies and is adequately promoted online,” said Tarbey.
Search Engine Optimisation, social media strategies, apps, media engagement, online real estate games and optimisation of web content for mobile devices, have been significant areas of investment for the real estate agency over the past five years.
“Investment into online technologies and marketing is as important to selling a house these days as planting a physical ‘For Sale’ sign in front of a property,” said Tarbey.
<a href="mailto:jduke@propertyobserver.com.au" target="_blank"></a><a href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
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Real estate agencies, and vendors, need to think "mobile": Charles Tarbey

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.

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<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.

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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."

[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."

[smartcode_project:default project_id=151449 project_image_fid=357463]

Construction is now progressing following development approval, with trusted builder LPS Group delivering the project and completion anticipated in Q3 2027.

Oasis forms part of Sherpa Group's successful Flourish collection, which has become recognised for its focus on wellness, community and elevated coastal living.

[smartcode_project:default project_id=151449 project_image_fid=357469]

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>.

[smartcode_project_cta:default project_id=151449]

Sherpa sells out Flourish Oasis in booming Palm Beach

Urban Property Group's <a href="https://www.apartments.com.au/new-apartments/la-vera-macquarie-park-94-talavera-road-macquarie-park-nsw-2113">La Vera</a> is leading the next phase of Macquarie Park's residential evolution, with the new apartment development set to become the first of several new apartment projects in the precinct to complete.

The 169-apartment building has now topped out ahead of its scheduled completion in the third quarter of 2026, as new residential investment continues to reshape one of Sydney's largest employment hubs into a true mixed-use precinct.

[smartcode_project:default project_id=134951 project_image_fid=368645]

Cox Architecture has designed La Vera to capture the best of its unique positioning on Talavera Road, orienting the building towards Lane Cove National Park.&nbsp;The building features a sculpted northern façade with flowing curves inspired by the surrounding landscape, while its city-facing elevation adopts a more structured architectural expression to maximise skyline views.

"The vision for the project was to conceive a building that adopted an organic and curvilinear form to the northern portion that faces the Lane Cove National Park," <a href="https://www.apartments.com.au/architects/cox-architecture">Cox Architecture</a> Director Felipe Miranda said.

"The residents that reside in the northern portion of the building benefit by having beautifully crafted curved balconies that speak to the natural context and heighten the relationship of their internal living spaces to the external balconies."

[smartcode_project:default project_id=134951 project_image_fid=358802]

La Vera offers a diverse mix of one, two, three, and four-bedroom configurations, with prices currently starting from $740,000. Buyers so far have been a mix of Sydney-based investors,&nbsp;metro commuters, owner-occupiers and downsizers from surrounding North Shore suburbs.

Both investors and owner-occupiers have been drawn to La Vera's proximity to Macquarie University, Macquarie University Hospital, Macquarie Centre and the Sydney Metro, infrastructure that supports both strong rental demand and a convenient lifestyle for residents.

The apartments feature full-height glazing, timber flooring throughout living areas, stone kitchen benchtops, SMEG appliances, floor-to-ceiling bathroom tiling and ducted air conditioning.

Residents will have access to a rooftop recreation level featuring a swimming pool, sauna, barbecue facilities and landscaped relaxation areas, complemented by additional communal space at ground level. Many apartments enjoy uninterrupted views across Lane Cove National Park, reinforcing the project's connection to its natural setting.

[smartcode_project:default project_id=134951 project_image_fid=364551]

<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.

[smartcode_project_cta:default project_id=134951]

Jennifer Duke

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