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We all know the importance of good photography when selling your property. Not only does it make your home stand out on an online listing, or in print, but it stops buyers from being turned off before they've even set foot inside. We regularly share with you trophy homes, and other beautiful properties that have jaw-dropping galleries. Sometimes, it’s a result of a beautiful property and decent photography, sometimes it’s just down to the photography.

It comes as quite a shock then, when we see bad photography being used to present a property. And you'd be surprised at how bad it can get. Particularly, when we all recognise the importance of getting it done correctly, and 71.4% of poll respondents recently told us that they even thought virtual furniture in real estate photography does wonders.
<img src="/images/stories/2013/11/08/poll-results-nov-8.gif" alt="poll-results-nov-8" height="133" width="488">
Vote on which of these photographs you think is the worst. If you have others, send them through to <a href="mailto:news@propertyobserver.com.au">news@propertyobserver.com.au</a>
This weekend, we'll have a piece about how to get the best out of your property in terms of real estate photography - and the best time of year to get it done.
These photographs are courtesy of one of the Property Observer team's favourite websites: <a href="https://terriblerealestateagentphotos.com/" target="_blank">Terrible Real Estate Agent Photos</a> which comes with hilarious comments about the images as well. Real estate fanatics will enjoy.
<img src="/images/stories/2013/11/08/terror_nov_8_one.jpg" alt="terror_nov_8_one" height="313" width="470">
Courtesy of <a target="_blank" href="https://terriblerealestateagentphotos.com/">Terrible Real Estate Agent Photos</a>
<img src="/images/stories/2013/11/08/terror_nov_8_two.jpg" alt="terror_nov_8_two" height="323" width="470">
Courtesy of <a href="https://terriblerealestateagentphotos.com/" target="_blank">Terrible Real Estate Agent Photos</a>
<img src="/images/stories/2013/11/08/terror_nov_8_three.jpg" alt="terror_nov_8_three" height="353" width="470">
Courtesy of <a href="https://terriblerealestateagentphotos.com/" target="_blank">Terrible Real Estate Agent Photos</a>
<img src="/images/stories/2013/11/08/terror_nov_8_four.jpg" alt="terror_nov_8_four" height="351" width="470">
Courtesy of <a href="https://terriblerealestateagentphotos.com/" target="_blank">Terrible Real Estate Agent Photos</a>
<img src="/images/stories/2013/11/08/terror_nov_8_five.jpg" alt="terror_nov_8_five" height="353" width="470">
Courtesy of <a href="https://terriblerealestateagentphotos.com/" target="_blank">Terrible Real Estate Agent Photos</a>
<a href="https://www.propertyobserver.com.au/https://terriblerealestateagentphotos.com/image/65437884775"></a>
<a href="https://www.propertyobserver.com.au/https://terriblerealestateagentphotos.com/image/62361031907"></a>
 
<img style="display: block; margin-left: auto; margin-right: auto;" alt="poll-results-nov-13-two" src="/images/stories/2013/11/13/poll-results-nov-13-two.gif" height="295" width="381">
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jduke-EHk3XBmHkn

The worst real estate photographs you've likely ever seen

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A seven-bedroom 1884 house in <a href="?option=com_googlesearch_cse&amp;q=sandy%20bay" target="_blank">Sandy Bay</a>, Tasmania, has all the makings of a hidden gem. From the front, it's unassuming, and had the 'for sale' sign not revealed the size of the property (seven bedrooms, three bathrooms, three car spaces), it would have been passed by unseen.
<blockquote class="twitter-tweet">
7 bedroom 1884 Henry Hunter designed beauty in Sandy Bay! <a href="https://twitter.com/search?q=%23propertyobserving&amp;src=hash" target="_blank">#propertyobserving</a> <a href="https://twitter.com/propertyobs" target="_blank">@propertyobs</a> <a href="https://t.co/TJojIcevS7" target="_blank">pic.twitter.com/TJojIcevS7</a>
— Jennifer Duke (@JennieDuke) <a href="https://www.propertyobserver.com.au/https://twitter.com/JennieDuke/statuses/396813834716856320" target="_blank">November 3, 2013</a>
</blockquote>
It's a difficult property to appreciate without seeing it in the flesh. Largely hidden behind trees and shrubbery, the Knight Frank listing shows it has something of a 'secret garden' feel, combined with views of Lower Sandy Bay.
The <a href="https://www.portplus.com/storage/3590/website/index.cfm?pagecall=property&amp;propertyID=2452355" target="_blank">2 Mawhera Avenue corner block house</a> (pictured below) does seem to have confusion over the number of bedrooms. While the sign notes it has seven bedrooms, the online listing says five, and the description says "six upstairs". With so many rooms, it's not surprising that there may be some confusion over what each of their functions are.
{yoogallery src=[images/stories/2013/11/07/sand]}
With a wrap verandah, bay windows, flower gardens, original swimming pool, servants bell system, butler's pantry, maid quarters, french doors, fireplaces, window seats, a grand ballroom and a library, there's not much that you won't find.
However, it does need substantial renovations, and with a potential $1.5 million plus price tag, according to a price guide provided by the agent via email (who had previously noted $1.1 million), you'll need to be ready for a substantial outlay.
Sandy Bay is one of the <a href="https://www.propertyobserver.com.au/tasmania/outer-hobart-defies-tasmania-market-plateau/2013110566163" target="_blank">most expensive and prestigious areas in Tasmania</a>, with a median house price of $590,099 (RP Data). Property Observer previously covered a stunning 1900s <a href="https://www.propertyobserver.com.au/tasmania/on-the-waterfront-in-sandy-bay/2011072250890" target="_blank">Sandy Bay waterfront property</a> that was listed for $2.25 million plus in 2011.
Attempts to sell this Mawhera Avenue 2,434 square metre home has previously seen a call out for expressions of interest over $2,000,000, with a prior attempt at listing the property on 29 April 2010. Currently, RP Data notes that the property has been on the market for 210 days, having earlier been listed with a different agency.
It was designed by Nottingham, England architect, Henry Hunter, whose story just adds to the historical feel of the property.
Having migrated to South Australia in 1848 as a 16 year old, Hunter then went to Bendigo goldfields to help pay his family's debts in Adelaide, the Australian Dictionary of Biography notes.
He later worked at Port Esperance in Tasmania in the timber trade, before moving to Hobart where, in 1856, he began to practise as an architect.
In 1888, <a href="https://www.propertyobserver.com.au/https://trove.nla.gov.au/ndp/del/article/9144349" target="_blank">The Mercury referred</a> to Hunter's leaving of Hobart to head to Queensland after 37 years in residence. The paper referred to him as a "gentleman who has been closely associated with the progress of this city". You can see how much this home is typical of his design style <a href="https://www.architectsdesignhaus.com/about/150years.pdf" target="_blank">based on the images stored her</a><a href="https://www.architectsdesignhaus.com/about/150years.pdf" target="_blank">e</a>. In more recent times, he has been referred to as one of the most prominent Tasmanian architects in the mid-19th Century. He also designed Hobart Town Hall, the Royal Insurance Building, the museum and both cathedrals.
He is also responsible for<a href="https://www.realestate.com.au/property-house-tas-south+hobart-114015871" target="_blank"> this landmark property</a>, for buyers looking in the $1,800,000 plus price range, 289 Davey Street <a href="/news">South Hobart</a> (pictured below) listed by Charlotte Peterswald For Property Sales - Battery Point. The four-bedroom, two-bathroom home was designed for one of Hobart's early Lord Mayors.
{yoogallery src=[images/stories/2013/11/08/hob]}
The 2,135 square metre home, called Ashleigh, was built circa 1887 and also has the wide verandah we see in the Sandy Bay property above and is marketed as "one of Hobart's most outstanding properties".
The property is, by appearance, in better condition than its Sandy Bay counterpart, and may achieve a better price despite the median house price in South Hobart sitting at $405,000.
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Historical landmark homes for sale in Tasmania

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Tasmania's house sales are recording a 1.6% decrease over the September quarter, after a 10.5% increase over the June quarter, according to the latest Real Estate Institute of Tasmania (REIT) figures.
However, the picture is mixed if you dig a little deeper. Considering Hobart, REIT president, Adrian Kelly, said that house sales were down 11% for the quarter.
In Outer Hobart, sales were actually up 21% for the quarter and 62.8% for the year.
“Launceston house sales were down 7.3% for the quarter, while house sales in the North West Centres saw a slight increase, recording a 1.8% increase for the quarter," Kelly said.
“The median house price for Tasmania also saw a slight decrease for the quarter, down 1.4%, but resulting in a 3.5% increase over the year to date."
Looking at current median prices, he listed the top three most expensive suburbs: Battery Point Sandy Bay Mount Nelson
The top three suburbs with the highest turnover of house sales: Kingston Devonport Blackmans Bay
“First home buyers also remained relatively steady for the June quarter, accounting for 17% of house sales across the State, with a median purchase house price of $236,250," he said.
“Second home buyers still hold over half the property market, with the report revealing they account for 55% of house sales at a median house price of $317,750, while interstate buyers held 14% of the market share for the September quarter."
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Hobart house sales down over quarter but picture mixed

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The City of Perth's Lord Mayor, Lisa Scaffidi, has spoken out against the state's planning changes, calling them inconsistent, poorly managed and a 'backflip.
Referring to the July 30 announcement, where the Premier and Minister for Local Government met with the Deputy Lord Mayor and proposed a revised city plan, Scaffidi said that the revices changes this week have turned them against the plans.
“The City now joins a growing list of strong adversaries on the way this process is being managed while previously they had been very much in sync with the Government on this matter," she said.
“We put our faith in a strategic and logical argument while now it seems the State is playing populist politics.  The State Government has a clear lack of understanding of fundamental local government issues and clear priorities such as the strategic outlook for the capital city which is the City of Perth."
She pointed to the eastern aspect of the city, including areas such as Belmont Park and Burswood Peninsula Estate, as one of many areas of contention. Noting that a proposed stadium and casino are located on the peninsula, she said it made sense for them to come under one LGA.
Concerns for ratepayers were also expressed, with areas other than the City of Perth having higher rates, meaning either a revenue shortfall or an increase across the LGA, should boundaries change in this way.
Ratepayers at Brookfield Place would face a collective estimated $214,000 increase under the changes.
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City of Perth joins list of adversaries to state planning changes

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The Owners Corporation Network of Australia (OCN) have welcomed changes to strata legislation announced by Fair Trading Minister, Anthony Roberts.
Stephen Goddard, chairman of OCN, said that the changes are crucial to encourage higher density living.
“Improving the livability for owners and residents in apartments and town houses is quintessential if government is encouraging growth in medium to high density living,” said Goddard.
“Strata legislation conceived 50 years ago no longer adequately cater for today’s needs, which range from simple two lot duplexes to complex high rise apartment complexes with a combination of apartments, offices and shops," he said.
“There is a huge need to encourage residents to engage more in the maintenance and running of their buildings, and to have greater transparency from strata managing agents, executive committees, and to empower owners corporations to deal with rogue car parking, and cigarette smoke and noise break through into neighbouring apartments," said Goddard.
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NSW strata changes welcomed by Owners Corporation Network

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Housing construction and related jobs for Sydney's western suburbs have the potential to help those moving from the mining sector and rebalance the economy, according to Planning Minister Brad Hazzard.
New jobs and housing for Sydney's west are being promised under the new planning system, underpinning the area's long-held 'hotspot' title, however capital growth may be stunted.
With an additional 6,000 jobs in residential construction to be generated across the state under the new planning system, one third of these will be in the western suburbs.
“Additional housing construction could accommodate tradespeople moving from the mining sector and assist in rebalancing the Australian economy," said Planning Minister, Brad Hazzard.
“The new planning system means jobs, jobs, jobs for skilled tradespeople and better opportunities for young people to be taken on as apprentices and get the benefits that a trade brings," Hazzard said.
“Our new planning system will mean more jobs for plumbers, electricians, bricklayers, plasterers and carpenters – 2,000 extra full time new jobs in Western Sydney and all the indirect employment and economic benefits that employment brings."
He said that this would add to the 'boom' in the local economy through wages, spending and investment.
“The property and construction sector creates one in ten jobs in NSW," Hazzard said.
For those currently holding western Sydney properties, however, it may stunt capital growth.
“By boosting supply we’re putting downward pressure on house prices," he said.
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Western Sydney housing construction to offset mining downturn

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We’ve seen a year’s supply of ice cream, and a number of other food-related marketing techniques when it comes to new developments, however GPC has gone one step further.
Rounding up six of Melbourne’s popular food trucks, the opening of Mason Point Display Suite this month will allow potential buyers to try a range of different foods – something said to be important to the north Melbourne crowd.
The “Urbane” Release Two, released in October, features 48 two- and three-bedroom apartments ranging from $323,000 upwards. There are also 16 two-bedroom townhouses from $409,000.
Construction will begin in early-2014, with completion for 2015.
On 16 November, launching Mason Point Display Suite, the food trucks will be available for those attending. There will also be a fairy floss machine, a bubble machine, a face painter and a balloon artist.
Charles Gibson, director of GPC, said that the display will also include architectural plans and pricing, a full showcase of the kitchen, bathroom and timber flooring and a fully interactive touchscreen.
“Representatives from the award-winning Jackson Clements Burrows Architects – the design team behind Mason Point - will also be on hand to meet with buyers and discuss elements of the apartments and town homes’ functional yet stylish, modern design,” said Gibson.
Food Trucks there on the day are White Guy Cooks Thai, Dos Diablos, Sliders on Tyres, Dhaba, Smokin’ Barry’s and Yogurrdiction.
In the past, a <a target="_blank" href="https://www.propertyobserver.com.au/new-south-wales/ice-cream-giveaway-with-camperdown-cottage-offering/2013030559428">Camperdown property listed in March</a> was offering 52 two-litre tubs of ice cream with the purchase. More recently, in October, a property was offered with a<a target="_blank" href="https://www.propertyobserver.com.au/news/an-icecream-auction-incentive-to-entice-prospective-buyers/2013101665733"> year's supply of ice cream in Albert Park</a>.
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Food trucks latest marketing technique for developers

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With confidence lifting over the past few months, housing prices rising strongly, signs of an upswing in housing construction and other positive indicators, HSBC chief economist (Australia and New Zealand) Paul Bloxham, warns that the RBA is unlikely to cut again.
In his latest HSBC Economics report, Bloxham said that we are unlikely to see any more rate cuts from the RBA "for fear of overinflating the housing market".
"Further signs of a housing upswing and the recent lift in confidence mean that we continue to expect that the easing phase of the RBA's interest rate cycle is done, despite the more elevated AUD," he noted, referring to the Australian Dollar as the RBA's 'bugbear'.
"Low interest rates are clearly lifting the housing market, with housing prices rising by around 6% over the past year and housing price growth accelerating in the past quarter," the report explains.
With improving local and global economic conditions, he said that ultimately he expects the Reserve Bank to stay on hold when the board meets on Friday.
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RBA unlikely to cut for fear of overinflating property: Bloxham

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Every property has a different level of risk and potential profit, and this can be the make-or-break of many investors' renovation strategies, according to author of The Insider's Guide to Renovating for Profit, Patrick Bright.
Renovators must ensure they're purchasing the right type of property to match their risk profile, urged Bright.
“This is important because while renovators want to maximise the return on the money they invest, they also want to be able to sleep at night," he said.
“In general apartments are low-risk because they're cheaper to buy and there's less renovating to do, which means less room for error."
However, he said, the risk and potential profit increases if renovators choose to move internal walls.
“Freestanding houses, semi-detached houses and terraces have higher risk which increases if there are added complexities such as Development Applications," he said.
With this in mind, investors will want to undertake a personal risk analysis before embarking on a renovation.
Considering how comfortable you are with losing money or having an outcome that doesn't match your expectations will put you in good stead if something doesn't stack up in the long run.
Both risk-averse and risk-taking investors should:
- Undertake extensive research
- Liaise with successful investors
- Work through steps methodically
- Consider appointing experts, such as a project manager, to advise
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Renovation success largely about attitude to risk: Patrick Bright

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Interest can now be registered on the development of three sites in the Australian Technology Park, in a push to revitalise the Central to Eveleigh rail corridor.
NSW Minister for Planning and Infrastructure, Brad Hazzard, said that this is an urban renewal opportunity "unrivalled" in Australia.
“By building above the rail lines and on underutilised land we can potentially make available more than one million square metres of new floor space – double the size of Barangaroo,’’ Hazzard said.
Registrations from tenants, investors and owners in these sites, identified by UrbanGrowth NSW, are being sought.
“Every square metre is laced with opportunity but also has to be considered with local community input," he said.
“What is needed is visionaries in the private sector who can make the urban renewal happen."
The gross floor area footprint is set at 102,000 square metres across three sites.
The redevelopment is partly in aims to drive the 14 hectare technology business zone/business park precinct as a major employment hub.
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"Unrivalled" urban renewal opportunity for three Sydney sites

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.

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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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