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George Newhouse, head of disaster insurance recovery department with <a href="https://www.shine.com.au" target="_blank">Shine Lawyers</a>, has firsthand knowledge of the steps involved in getting emergency benefits and how to deal with insurance companies during a time of crisis.
Below are eight tips from George to help any resident dealing with property damage following a natural disaster:
<ol start="1">
<li>
Gather all your insurance policies that were/are in effect from the date your property was damage through to present. If you do not have copies, request them from your broker and document this request in writing.  Remember that your broker is paid by the insurance company and has their own interests at heart.
</li>
<li>
Notify your insurer of the damage to your property. If you had different insurers from the time of the bushfire through to present, it is best to give each of your insurance companies notice.
</li>
</ol>
<ol start="4">
<li>
Gather information about the damage to your property. This could include photographs of your property before and after the damage, information about work done to improve your home over the years, engineering reports and any information you might have received from your insurance company about your loss.
</li>
</ol>
<ol start="5">
<li>
Be careful about underestimating the damage. If the damage is more than cosmetic and you do not receive the full repairs or replacement now, you may be precluded from doing so in the future.
</li>
<li>
Read your insurance policies.  Get advice from a specialist if you have questions and never sign a release.
</li>
</ol>
<ol start="7">
<li>
Many policies are replacement policies. This means insurance companies are required to give new for old property or the equivalent monetary value when you suffer a loss.
</li>
</ol>
<ol start="8">
<li>
Document in writing all communications to and from your insurance company.
 
 
</li>
</ol>
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jduke-EHk3XBmHkn

Eight tips for insurance claims in the wake of a natural disaster

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If you're particularly interested in owning a ghoulish property, then <a target="_blank" href="https://www.domain.com.au/Property/For-Sale/House/NSW/Collector/?adid=2010283096">this listing might be up your street</a>.
The Bushranger Hotel in Collector, 24 Church Street, is a 24 bedroom, eight bathroom, 12 car space property located off the Federal Highway and within 40 minutes of Canberra. Its price guide is "over $775,000".
{yoogallery src=[images/stories/2013/10/31/coll]}
Built in the 1860s, it's being advertised as an Australian historical landmark "sensitively restored". The pub certainly has a local feel, and has had a stuffed kangaroo, as well as snakes in jars, within the premises.
However, although the listing hasn't mentioned this fact, it might also be haunted. Yes, you read that correctly.
The Paranormal Guide<a target="_blank" href="https://www.propertyobserver.com.au/https://www.theparanormalguide.net/apps/forums/topics/show/7714449"> lists it as a potential haunted hotspot</a>.
"The Bushranger Hotel is said to be haunted by a former publican, who continues to go about his work. Glasses on the bar are moved by unseen hands, and even found to be stacked when a staff member leaves and reenters the room. At other times glasses just shatter while they sit on the shelves," they note.
"White, whispy figures have been seen travelling through the doorways, accompanied by the step of heavy shod boots. If you are a woman and are staying in the hotel, you may be fortunate enough to have the sensation of your hair been stroked and run through with invisible fingers."
The hotel was also the subject of a documentary, and has been <a target="_blank" href="https://www.westsydneyparanormal.org/about-us">investigated by West Sydney Paranormal</a>.
If that doesn't freak you out enough, it's also opposite Collector's notorious Dreamers Gate sculpture by Tony Phantastes (pictured below)  built between 1993 and 1997. While it was created to celebrate his father's life, many find it at least a little bit eerie. It has been in the middle of a legal battle<a target="_blank" href="https://www.atlasobscura.com/places/dreamers-gate"> between the Council and the artist for some time</a>.
<img src="/images/stories/2013/10/31/collector-oct-31-one.jpg" width="470" height="244" alt="collector-oct-31-one">
Photo courtesy of AtlasObscura
According to RPData, The Bushranger Hotel last sold in July 2011 for $550,000, having been sold prior to that in 2003 for $510,000 and in 2001 for $340,000.
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Potentially haunted Bushranger Hotel in Collector, NSW on the market

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Choosing the right property manager can be a difficult process for many investors, particularly if you're in an area where they are few and far between, such as remote regional locations.
Our tweet of the day, from Real Estate Mondo, has a look at some of the things you must remember when choosing this expert.
<blockquote class="twitter-tweet">
How to Find an Awesome Property Manager <a target="_blank" href="https://t.co/FRuDImDcId">https://t.co/FRuDImDcId</a>
— Real Estate Mondo (@RealEstateMondo) <a target="_blank" href="https://www.propertyobserver.com.au/https://twitter.com/RealEstateMondo/statuses/395643036430249984">October 30, 2013</a>
</blockquote>
Adding onto this list, Property Observer also recommends asking for copies of their inspection reports, and quizzing property managers on their processes and approach should situations not turn out favourably. As you are, essentially, hiring this person - treat it like an interview!
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Finding the best property manager

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Not everyone goes through the usual paths to achieve finance.
A Norwegian man who invested $26.60, or 150 kroner, in bitcoins four years ago, recently found that the growth of the investment had soared to $866,000 in worth.
Kristoffer Koch bought 5,000 bitcoins in 2009 after finding them while writing a thesis on encryption, reported NRK.
However, like most of those in the digital world, after four years he could not remember the password and spent an ensuing day trying to gain access.
When he did, over $850,000 (1.1 million kroner) was waiting for him.
After 28% in taxes, he had enough for a deposit and for restoration funds for a unit in Oslo. It was worth 2.6 million kroner and is one of the world's most expensive cities.
A true set and forget investment for Koch.
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$27 bitcoin stash used to buy house

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A waterfront bungalow on the Whitsunday Islands will go to auction without a reserve next month, for the first time ever recorded.
Marketing agent, Steve Marks, Ray White Whitsundays, pointed out that it provides buyers a chance to get a good deal for the one bedroom, one bathroom bungalow.
It is, however, likely to prompt enough interest that there should be some competition.
"There is no doubt it my mind it won’t sell. If the one and only bid is for $1, then that’s what it will sell for," said Marks.
"Our vendors asked us how we can guarantee a sale and our answer was to have no reserve," he said.
This type of auction is uncommon due to the lack of control the vendor has over the outcome.
"With a no reserve auction the agent is 100% responsible for the sale. I have sold this way once before in the past," he said.
"About five years ago I auctioned a piece of Whitsunday land with no reserve. The first bid started at $5,000 and suddenly the room went quiet. I thought I was going to be sick. It sold for $130,000. A scary, yet exciting sales process."
Over the past 10 years, Palm Bay had been managed by Peppers Resort and recently changed.
The bungalow, <a target="_blank" href="https://raywhitewhitsunday.com.au/qld/airlie-beach/1045188/">13 Palm Bay Street, Airlie Beach</a>, located on Long Island mid-way between mainland Australia and Hamilton Island, is a beachfront position near pools and resort facilities.
The auction will be held at Coral Sea Resort on 18 November at 6pm.
 
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Airlie Beach waterfront bungalow with no reserve at auction this month

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Comparable sales are a useful tool for anyone with an interest in buying or selling property. If you're looking for a good gauge on what price might be achieved, or that you can expect to pay, it's worth knowing what similar properties have sold for.
In fact, not checking comparables made number five on this list of things of <a href="https://www.propertyobserver.com.au/residential/ten-things-not-to-do-when-buying-a-home-robert-skeen/2013042360669" target="_blank">things not to do when buying a property</a>.
For instance, if the house next door was identical, on an identical block, and sold for $650,000 yesterday, you would likely be correct to expect the same result for your property. However, if your block was smaller, you'd be right to potentially revise your expectations downwards.
When a comparable sale... isn't
There are comparable sales and then there are non-comparable sales carefully masquerading themselves as equal four bedroom two bathroom houses in the same suburb.
If you have an intimate knowledge of a suburb, and the properties within it, you are more likely to know what properties are truly comparable. However, this also requires being honest with yourself.
Create a list of the features of your property. Note building material, block size, era, slope of the land, aspect, views, number of bathrooms and bedrooms (be honest about whether that fourth bedroom is actually an office), renovations that have occurred and the quality of the finishes and other aspects. This gives you a personal starting point to assessing, on paper, what it may be worth and will help turn it into a scientific approach.
To make things simple: If you are looking to buy a renovated house, do not expect it to be the same price as the unrenovated property you watched sell last week.
Also, do not expect the same factors to cause the same change in acheivable price across all suburbs. While in some areas the addition of a pool may add a substantial sum to the value of your property, in other areas it is just an expectation that the property comes with one.
You should keep records of sales in the area in which you're looking, and note down whether they are superior or inferior to your property. Over time, you should be able to understand what the value of different properties in the area are, and justify this reasoning - note this research paper that looks at <a href="https://www.prres.net/papers/Kummerow_Error_Trade_offs_in_Selection_of_Comparable_Sales_for_Residential_Valuations.pdf" target="_blank">comparable sales and how the different elements adjust the price in the mind of a valuer</a> and some of the issues using this method.
"Data sets often omit the qualitative uncountable characteristics that real estate agents tell us are quite important in buyers’ evaluations of properties, such as neighborhood prestige, views, street appeal, or design quality," the report explains. This should be something you consider when looking at comparables - is there a street that commands a premium due to prestige?
The Real Estate Buyer's Association of Australia recommends that<a href="/news"> potential buyers consider looking at 100 comparable properties</a> during the research phase. As with all data, the lower your sample, the less accurate it will be.
What to do when there are no direct comparables
When looking for comparable sales, you'll want to narrow down the field to as close to the property as possible. While, ideally, this will mean next door, sometimes it can mean needing to look a few suburbs away for something similar. A different postcode, suburb name or LGA can have a huge effect on property prices and the way buyers view a property.
The difference of a street can also be crucial, depending on noise factor and amenity.
The other issue when it comes to comparables is how recent the sales were. If the sales occurred more than three months ago (or even in a shorter time frame in a faster moving market), you may find that they are not a good gauge of what a property on the market currently will sell for.
When direct comparables are not present, you will then need to broaden your search parameters. Also consider looking at prices of units, townhouses and other stock just to get an idea of how selling activity is performing.
COMMON TRIP UP: Regularly, comparables are compiled based on listing price, rather than selling price. Those wanting to get the best gauge on value will want to find out the price properties sold for. This may mean attending auctions in the area. Try <a target="_blank" href="https://www.rpdata.com/?">RP Data</a>, <a target="_blank" href="https://www.pricefinder.com.au/">PriceFinder</a> or a similar service to find recent sales prices for properties you identify as comparable.
However, you do want to keep an eye on listings and notice any potential trends and the number of similar properties currently on the market.
MORE: <a href="https://www.propertyobserver.com.au/finance/letters-to-the-editor-valuation-experiences/2013092965354" target="_blank">Valuation experiences of readers - Letters to the editor</a>
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Understanding comparable sales: An introduction

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A new survey has revealed that two thirds of recent first home buyers are looking to keep their first property as an investment, according to Mortgage Choice.
Within the survey, 62% said that they purchased property to secure their financial future.
Interestingly, this was most prominent in South Australia, with 71% citing this to be their approach. This was compared to 61% in New South Wales, 59% in Victoria and 54% in Western Australia.
Mortgage Choice spokesperson, Jessica Darnbrough, said that first homeowners are no longer just seeing a home as a roof over their heads.
"Property investment often allows Australians to future proof their wealth, a fact that first homeowners seem to understand well," Darnbrough said.
"First homeowners recognise the benefits of having an investment property in their financial strategy. An investment property can be a very saleable asset and may help owners generate substantial wealth in the future."
She said that those having lived in the property will be aware of the local area, and the rental returns they can expect.
<img alt="poll-results-oct-31" height="177" width="475" src="/images/stories/2013/10/31/poll-results-oct-31.gif">
 
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Majority of FHBs want to keep property as investment: Mortgage Choice

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The BBC tweeted out this story discussing what is now being referred to as The Waitrose Effect.
<blockquote class="twitter-tweet">
The Waitrose snobbery/property price index <a target="_blank" href="https://t.co/utNDOkANO3">https://t.co/utNDOkANO3</a>
— BBC News (UK) (@BBCNews) <a href="https://www.propertyobserver.com.au/https://twitter.com/BBCNews/statuses/394240871086190592">October 26, 2013</a>
</blockquote>
Waitrose, an upmarket chain of supermarkets in Britain, has property owners in Helensburgh, near Glasgow, attributing their property price rises to the opening of the new store.
In a story entitled The Waitrose snobbery/property price index, the UK BBC reporter Kathryn Westcott notes the following: "The effect has been studied, by estate agents at least. Savills's research indicated that house prices in areas where there was a store were typically 25% higher than the UK average. In London, there was a 50% premium in Waitrose postcodes."
And then she asks the million pound question.
"But like the chicken and the egg, is it a case of Waitrose following affluent customers, or does the opening of a branch make an area more desirable?"
Do you think that the opening of upmarket stores in an area helps increase property prices? Or is it, as Westcott suggests, a result of affluent customers growing in an area?
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Are house prices pushed up by upmarket supermarkets?

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Have you seen advertisements stating that you could use your superannuation to purchase a property using NRAS and receive '$100,000 tax free'?
If so, ASIC is warning that they are well aware of a number of SMSF promoters including misleading statements in the advertisements about the grants that may be available under the National Rental Affordability Scheme (NRAS). If you've seen the above, that's one of the ones on their list.
Warning consumers about advertising that promotes the use of SMSFs to invest through NRAS, a government-run scheme that offers direct payments and tax offsets for building and leasing a property to low/moderate income earners 20% or more below market value, ASIC said that many of the advertisements are not presenting a balanced message.
Advertisements should be making it clear that not everyone is eligible to participate in the scheme. They should also be explaining the likely fees associated with purchasing, tenanting and managing properties purchased from NRAS-approved developers, and the 20% below market rent expected.
To receive the total financial incentive of $100,000, consumers will need to remain in the scheme for a minimum of 10 years.
SMSF investors should be aware of the following points:
- If you are considering purchasing an NRAS property through an approved participant, there is no requirement for the incentives to be passed on by the approved participants to you
- The payment of the incentive to the approved participant is dependent on compliance with specific conditions
- There are likely to be fees associated with purchasing, tenanting and managing properties purchased from NRAS-approved participants, and
- Any contractual arrangements in place should be checked to ensure that the relevant NRAS-approved participant will comply with all legislative requirements.
Source: ASIC
ASIC commissioner Greg Tanzer said that they want to ensure balanced messages that comply with the law are being used to recommend NRAS properties through SMSFs.
"It is important that ads are clear, accurate and balanced, especially when consumers are looking for investments for their long-term retirement," Tanzer said.
"Consumers need to be cautious when presented with claims which appear too good to be true and should do their research before investing. Consumers should think carefully about how long they intend to hold the NRAS property, ensure that they understand the income and capital potential of an NRAS property and satisfy themselves that it fits with their investment purpose," he said.
To check whether the person or company you are dealing with is NRAS-approved, the Department of Social Services publishes a <a target="_blank" href="https://www.dss.gov.au/our-responsibilities/housing-support/programs-services/national-rental-affordability-scheme/national-rental-affordability-scheme-performance-reporting">monthly report online with this information</a>.
They will also generally need to hold an Australian financial services licence. You can check <a target="_blank" href="https://www.asic.gov.au/asic/asic.nsf/byheadline/AFS+Licensees+Register+">ASIC's public register of AFS licensees/authorised representatives also online</a>.
<img alt="poll-results-oct-30" height="179" width="395" src="/images/stories/2013/10/30/poll-results-oct-30.gif">
 
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NRAS properties in SMSF put under ASIC's spotlight

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Record low rates are triggering a surge in demand for residential building and renovation due to homeowners and 'wannabes' now having access to cheaper cash, according to the Australian Construction Industry Forum (ACIF).
Noting that the industry will benefit from new greenfield development, increasing numbers of apartments and townhouses in many suburbs, and small scale improvements to existing homes, the ACIF said that New South Wales is leading this rebound, with Queensland the next predicted to move.
"The influence of international economics as well as domestic confidence and policy are strong across our industry,” said Peter Barda executive director, ACIF.
"The well worn patterns of past decades are no longer valid, and the emerging picture of the next ten years presented in this Forecast release are important information for businesses large and small," said Barda.
He noted that the Victorian market is seeing a 'down-cycling'.
Meanwhile, the non-residential building sector remains flat, however office buying and refurbishment is increasing below the surface.
Barda noted that the sector is highly vulnerable to change, as a result of the decreasing space per person in the capital cities.
The retail sector is said to be taking the chance to "remodel, extend and refresh" as fears of the effect of internet shopping affecting retail spending start to decline.
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Residential building and renovation rebound triggered: ACIF

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

Joel Robinson

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

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

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

Developers and apartment buyers have a narrowing window of opportunity before Brisbane's Olympic infrastructure pipeline begins competing directly with residential construction, pushing up costs, tightening labour supply and making new projects increasingly difficult to deliver.

While Brisbane's apartment market continues to benefit from strong population growth and limited housing supply, industry research suggests the years leading up to 2027 could prove to be the most important period for developers looking to secure builders and buyers hoping to purchase before the next wave of price increases.

A new Colliers report, Brisbane 2032 Olympic and Paralympic Games: Creating Solutions, highlights the scale of the challenge. While thousands of new homes are planned across South East Queensland, the Brisbane Olympic Athletes Village alone will deliver more than 10,500 beds during the Games before being converted into around 1,750 to 2,000 apartments. Equivalent to almost two years of typical inner-city apartment supply, the project will also absorb a significant share of the construction workforce and building materials.

The broader construction pipeline paints an even clearer picture.

Construction Skills Queensland's Horizon 2032 report forecasts Queensland's annual construction pipeline will average $69 billion over the coming years before peaking at $75 billion in 2027-28. Demand for construction workers is expected to increase by 17 per cent to almost 150,000 people, with the industry facing an annual shortfall of around 19,000 workers that could blow out to as many as 35,000 during the peak construction period.

The Olympic venues, athletes village and supporting infrastructure will account for billions of dollars worth of work across South East Queensland through to 2032, creating intense competition for labour at a time when Australia's residential construction sector is already under pressure.

[smartcode_project:default project_id=150489 project_image_fid=373834]

Colliers Queensland Residential Director Andrew Scriven said the convergence of these projects is creating a clear window of opportunity for both developers and buyers.

"From 2027 onwards, the market will shift dramatically," Scriven said.

"Labour will increasingly be locked into government-led infrastructure and Olympic projects, which means private residential developments will face higher costs and tighter margins. The developers who move now are the ones most likely to get projects off the ground."

Scriven said the same dynamic would also affect buyers, with fewer apartment projects expected to launch once construction capacity tightens.

"If you're looking to change your lifestyle over the next five years, now is your window of opportunity to buy."

[smartcode_project:default project_id=150713 project_image_fid=373827]

Developers are already positioning themselves ahead of that window.

Following the success of Monarch at Toowong, Consolidated Properties is preparing to launch two new Brisbane apartment projects in the second half of 2026. They include <a href="https://www.apartments.com.au/new-apartments/gloriette-30-bedivere-street-yeerongpilly-qld-4105">Gloriette</a> at Yeerongpilly Green, a 25-storey tower within one of Brisbane's key Olympic precincts, and <a href="https://www.apartments.com.au/new-apartments/castile-47-skyring-terrace-newstead-qld-4006">Castile</a>, a recently approved 25-storey riverfront development at 47 Skyring Terrace in Newstead.

Hutchinson Builders will deliver both projects, with early works already underway at Yeerongpilly and Newstead expected to commence later this year.

The timing comes as Brisbane's fundamentals continue to strengthen, with strong interstate migration, population growth and vacancy rates remaining below 1.5 per cent.

Colliers Queensland researcher Pragya Sharma said Greater Brisbane is forecast to require around 40,000 new apartments between 2021 and 2031.

"There's a real mismatch emerging between when housing is needed and when it will be feasible to build," Sharma said.

"As a result, the period leading up to 2027 presents a key window of opportunity for developers to secure approvals, funding and construction capacity, while buyers will have greater choice before supply constraints intensify."

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

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

It's taken less than nine months for developer Sherpa Property Group to sell out all 51 apartments in its <a href="https://www.apartments.com.au/new-apartments/flourish-oasis-palm-beach-7-9-sixth-avenue-palm-beach-qld-4221">Flourish Oasis</a> development in <a href="https://www.apartments.com.au/developments/palm-beach-qld-4221">Palm Beach</a>, over a year before its anticipated completion.

&nbsp;

Located at 7-9 Sixth Avenue, the $67 million development has resonated strongly with both local owner-occupiers and downsizers seeking high-quality apartments within walking distance of the beach, dining precincts and everyday amenities.

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Christie Leet, Founder of <a href="https://www.apartments.com.au/developers/sherpa-property-group">Sherpa Group</a>, said the sell-out reflected both the strength of the Palm Beach market and the success of Sherpa's community-first approach to development.

"The sell-out of Oasis is a fantastic outcome and reinforces the strong demand we're seeing for thoughtfully designed apartments in lifestyle locations," Leet said.

"From the outset, our vision was to create a development that genuinely enhanced the Palm Beach community while providing residents with exceptional homes and wellness-focused amenities.

"We've been incredibly encouraged by the level of local support throughout the campaign, 72.5 per cent of buyers are locals, with a significant proportion of purchasers choosing Oasis as their future home rather than an investment."

[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.

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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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