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More than one in every three firms providing investors with depreciation reports are not registered tax agents, according to Washington Brown's Tyron Hyde.
A study, undertaken by Washington Brown, analysed more than 80 firms across the country.
Under the Tax Agent Services Act 2009 (TASA), all property depreciation schedule providers are required to be registered Tax Agents, Hyde confirmed.
“The Act was introduced ensure firms have the adequate skill set and insurances to protect consumers,” he said.
“The fact that so many firms are unregistered is definitely a concern, and a case of buyer beware.”
Of the study, the most common illegal provider found appeared to be from property valuers and building inspectors offering the service.
“What this means is that property investors are buying and submitting depreciation claims that could be in breach of the Act," he warned.
Each year, there are 1.6 million people claiming depreciation. “The worst case I saw was a company that proudly displayed the Tax Agent Number on its website, but when I checked on the Taxation Board’s website it turns out the firm’s registration had been revoked due to insufficient qualifications,” he said. The penalties can be severe, with the penalty for individuals and corporations under subsection 50-5(1) of the Tax Agent Services Act being $27,500 and $137,500 respectively. Tyron Hyde's top three tips to ensure you receive an acceptable report: ?    Ask the service provider what Tax Agent Number will be printed on the report. ?    Visit the website www.tpb.gov.au and ensure that Tax Agent number is valid. ?    Ensure the service provider has current Professional Indemnity Insurance.
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One third of depreciation providers may be in breach of law: Washington Brown

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In hot markets, warns House Search Australia's Jacque Parker, it can be difficult to gauge just what 'Offers Over' can really mean.
This is particularly difficult to those who aren't familiar with an area or the speed at which it is moving.
How you get around this problem? What research do you undertake?
<blockquote class="twitter-tweet">
Knowing how much a property is worth over the "Offers over" can be highly challenging for newbies in this market!
— jacque parker (@HouseSearchAus) <a target="_blank" href="https://www.propertyobserver.com.au/https://twitter.com/HouseSearchAus/statuses/392405854802034688">October 21, 2013</a>
</blockquote>
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Understanding "Offers Over"

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One-hectare rural lots going on sale at Edmondson Park this weekend through Urbangrowth NSW, which incorporates Landcom, are looking to benefit from the South West Rail Link.
The lots, adjoining Denham Court at the eastern end of the Macarthur Scenic Hills, are using the M5, M7 and new South West Rail Link to generate buyer interest.
“People can live in a diverse range of housing styles from rural living to low maintenance homes with everyone connected to transport, community and education facilities,” said Donna Savage, development director.
“Edmondson Park is about lifestyle and amenity. It is surrounded by a 150- hectare Regional Park and open spaces, that are connected by cycle ways and footpaths leading into a new Town Centre,” said Savage.
The limited sales release of 15 one-hectare rural lots will be on 26 October, at 10am.
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Development takes advantage of South West Rail Link

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A new report has revealed that upward momentum in detached housing construction can still be expected over 2013/14, according to the Housing Industry Association (HIA) and RP Data.
The most recent HIA-RP Data Residential Land Report saw strong growth of 18.2% over the June 2013 quarter, reaching a level of 17,170.
"This is the highest quarterly volume achieved since the March quarter of 2010," said HIA chief economist, Harley Dale.
"The recovery in residential land sales is impressive, but from a very low base."
Dale said that there is a close, but slightly lagged, relationship between the land sales noted in this report and the number of detached housing starts.
This points to the prospect of further growth in house starts following a modest lift of 3.7% over 2012/2013.
"The level of sales in 2012/13 was 56,782. Sales are therefore now back to a level equivalent to the GFC trough but no higher - the level is still 21 per cent below the historical average. Obviously it will be important to see further strong momentum in land sales for some time to come. For that to occur there needs to be a keener policy focus on ensuring adequate and affordable shovel-ready land is available," Dale said.
Residential land price growth has, however, been generally modest.
"A flat June 2013 quarter for the weighted median residential land value saw an increase of only 1.7 per cent over the year, less than general inflation," he said.
Meanwhile, RP Data’s research director, Tim Lawless, said that improvements in market conditions are in line with improvements across the broader housing market.
"The housing market has been back in growth since mid-2012 with both the rate of capital gains and transaction volumes gathering some momentum during 2013. It should come as no surprise that the Sydney housing market, which remains well undersupplied relative to the rate of population growth and is recording the highest rate of capital gain currently, is one of the primary drivers behind the lift in national vacant land sales,” said Lawless.
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Housing construction to continue climbing: HIA-RP Data

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The recent Grattan Institute’s report Renovating Housing Policy had many in the property crowd talking. While the Real Estate Institute of Australia (REIA) agreed with the report, they said that negative gearing must remain.
REIA president, Peter Bushby, said that the report’s recommendations were generally strongly agreed with.
“We strongly agree with the report’s recommendations to eliminate stamp duties, however it’s essential negative gearing be retained in its current form for the purpose of property investment,” said Bushby.
He said that negative gearing actually helps support the provision of rental accommodation, and for this reason should be left alone as part of the government’s Housing Affordability Fund to help address rental supply.
“It is far too short sighted to link investor interest in housing to negative gearing alone. Negative gearing is only one of a range of factors that contribute to the level of investment in property. Other factors include interest rates, availability and accessibility of finance, share market performance, the unemployment rate, housing supply and consumer confidence,” he said.
“The myth that negative gearing is a plaything of the wealthy also needs to dispelled. The majority of taxpayers with a negatively geared property earn less than $80,000 a year.”
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Leave negative gearing alone: REIA

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Assessing capital growth: Infrastructure
We're regularly told to "buy near infrastructure" but what does this really mean? And isn't it already priced in?
Firstly, let's divide up our expectations. There's infrastructure that already exists in the area, such as the train line, and there's infrastructure that may be coming your way sometime soon. It's this latter part that tends to get investors excited, and it's the former part that owner occupiers and, more prominently, renters, tend to base much of their area selections around.
Clearly, if the train line is already there, some of that growth has already been "priced in".
Current infrastructure
Specifically looking at infrastructure that currently exists in the area - what should you be keeping an eye out for?
Observer Cameron McEvoy previously wrote for us this <a href="/news">'vital' and 'desirable' checklist</a> that you can tick off when looking at your chosen area.
WalkScore can be great for this purpose. Figuring out what infrastructure and amenities already exist in a neighbourhood.
For instance, <a href="https://www.walkscore.com/AU-QLD/Townsville/Townsville_City" target="_blank">this record of Townsville City</a> when used in conjunction <a href="https://maps.google.com.au/maps?hl=en&amp;authuser=0&amp;sig2=zwURDr8ir8rYgA6MkBveRA&amp;q=townsville+qld&amp;ie=UTF-8&amp;hq=&amp;hnear=0x6bd5f8dbd573d1e7:0x500eef17f20feb0,Townsville+City+QLD&amp;gl=au&amp;ei=-qNlUriwPImTiQfJq4DoDQ&amp;ved=0CLEBELYD" target="_parent">with Google Maps</a> quickly shows you where local cafes and restaurants are, where stations are and, essentially, what exists in the area.
Infrastructure projects upcoming
Why are upcoming infrastructure projects often of so much interest to investors? The answer is simple. Here, observer Terry Ryder discusses <a href="https://www.propertyobserver.com.au/queensland/infrastructure-creates-jobs-and-capital-growth-terry-ryder/2013031859926" target="_blank">infrastructure and how it correlates to growth</a>.
Infrastructure, particularly when on a large scale, regularly boosts employment in an area. This, in turn, boosts demand, which can put pressure on the existing supply, which can possibly lead to value growth.
You might notice nothing definitive in that list. The words 'possibly' and 'regularly' are there for a reason. Not every infrastructure project will lead to capital growth. A 200-person mine in a boom town might not actually increase the pressure within an area substantially. A developer could also build in there, just as you buy, offsetting some of the supply/demand pressure that we discussed yesterday. A bypass might actually just make the next town on more amenable, and may make you start looking in that area instead.
Nothing is a dead set certain in this game of property.
In saying that, it's rare that new infrastructure doesn't also bring a wave of positivity and excitement to an area. If it's a new hospital, you can be sure that it will drive employment. If it's a new train station, it may increase the area's amenity. It might also increase crime and noise in the local vicinity to the station hub. You'll want to bear in mind that while the effect of infrastructure can be a significant positive for the overall area, when you look again at the micro, it may work against you.
We compiled a list earlier this year of <a href="https://www.propertyobserver.com.au/economy/the-34-infrastructure-australia-projects-that-might-interest-property-investors-list-of-the-day/2013070763068" target="_blank">34 Infrastructure Australia projects that property investors will want to put on their radar</a>.
Observer Jo Chivers recently talked about how <a href="https://www.propertyobserver.com.au/developments/infrastructure-is-key-when-considering-where-to-invest-jo-chivers/2013050761116" target="_blank">infrastructure developments feed into her investments</a>.
A bit of a warning
When buying due to upcoming infrastructure, such as a suggested airport location or similar, be aware that it is not necessarily set in concrete. Plans can, and do, change. Unless there is significant reason to believe that the project will see the light of day, it is worth ensuring that the area stacks up without it.
Investors will also want to ensure that the area they’re buying into is ‘proactive’ not ‘reactive’ – that is, according to wHeregroup’s Todd Hunter, the area is building infrastructure in prediction of future growth, rather than as a result of growth that has already occurred. Sometimes it can be hard to tell which this is.

<hr>
This article is part of Property Observer's ongoing series looking at how to find your first investment property.
You can also read  about <a href="https://www.propertyobserver.com.au/residential/assessing-capital-growth-potential/2013102065824" target="_blank">a</a><a href="https://www.propertyobserver.com.au/residential/assessing-capital-growth-potential/2013102065824" target="_blank">ssessing </a><a href="https://www.propertyobserver.com.au/residential/assessing-capital-growth-potential/2013102065824" target="_blank">capital growth potential: supply and demand</a> and <a href="/news">five steps for choosing the right investment suburb</a>.
 
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Assessing capital growth: Infrastructure

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This tweet about a case in Ohio may shock.
<blockquote class="twitter-tweet">
The landlord may be liable when a tenant's Facebook harassment leads to a rape <a target="_blank" href="https://t.co/AWw9KASR0O">https://t.co/AWw9KASR0O</a>
— Forbes Tech News (@ForbesTech) <a target="_blank" href="https://www.propertyobserver.com.au/https://twitter.com/ForbesTech/statuses/391541703070720000">October 19, 2013</a>
</blockquote>
 
It details the situation of two people living within the same apartment complex. Haynes, a live-in boyfriend (not on the lease) of tenant Schmidt, began threatening downstairs tenant Lindsay who had been complaining about the noise.
The Forbes article explains that Lindsay received a pseudonymous Facebook message that included a pornographic video, which she believed was sent by Haynes.
She took it to her landlord, asking to be released from the lease as she feared for her safety. The landlord moved her to another apartment within the complex, and told Haynes he needed to leave as he wasn't on the lease. Haynes tried to be added to the lease, but due to bad credit history he was not able to. He was not evicted.
He then raped Lindsay in her new apartment.
A shocking story, but what may shock landlords is what occured next. Haynes was convicted of the crime, and given nine years in prison. Lindsay then took the landlord to court.
“While Haynes’ Facebook communication alone did not rise to the level of criminal activity, it nonetheless made Towne Properties management even more aware of why Lindsay feared Haynes, and aware of Haynes’ escalating behavior toward Lindsay," the Court responded.
The landlord is now due in court with a jury.
Property Observer is looking into what may occur in a similar situation in Australia.
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Landlord faces jury due to tenant's harassment leading to rape

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Last week, we launched our new series - discussing how to find that first, critical, investment. When we polled the Property Observer readers, the number one topic that stood out for investigation  was how to assess capital growth potential in a property.  
Each day this week, we'll be drilling down further into this particular topic, before we move onto another.  
The basics  
Property experts will disagree on a number of things: new, established, unit, house, blue chip, gentrifying and a range of other factors. One thing rarely disagreed upon, however, is this: the importance of keeping an eye on supply and demand.  
Observer Pete Wargent wrote about some of the <a target="_blank" href="https://www.propertyobserver.com.au/residential/property-prices-determined-by-supply-and-demand-balance-pete-wargent/2012121957849">supply/demand fundamentals</a> to consider at the end of last year that are still as relevant as ever.
When it comes to assessing the capital growth potential of a property, the best thing any property investor can do is bring it back to this unexpectedly complicated balance.  
Let’s unpack this a little bit.  
Supply – The number of properties available in an area.  
Demand – The number of people wanting (and able) to purchase these properties.  
Bryce Holdaway recently revealed his <a target="_blank" href="https://www.propertyobserver.com.au/news/behind-the-scenes-with-bryce-holdaway/2013091064935">crucial aspects of choosing that first investment property</a> and supply/demand was clearly crucial. 
Say, for instance, I have one strawberry lollipop. Say there’s one person craving this particular type of strawberry lollipop. There may be cola lollipops, pineapple cream and others, but they want this one.  
They’re happy to pay my $1.20, when the other lollipops are going for $1. If, however, there are three people craving this particular lollipop, they might offer against each other, driving the price to $1.50. Looking at it the other way, if four people also have strawberry lollipops they're trying to sell and there are still only three people craving the flavour, it's likely the price may drop.  
This is where concepts of scarcity come into play. This was one of the factors that observer Monique Sasson Wakelin recently revealed was one of her more <a target="_blank" href="https://www.propertyobserver.com.au/news/properties-that-will-double-in-value-in-seven-to-10-years-monique-sasson-wakelin/2013091265003">important points when choosing an investment property</a>.
Investing is, largely, all about the numbers – a habit our readers think is one of the most crucial for every property investor according to a recent article we posted – so let’s see how the numbers look.  
For instance, taking an area familiar with many Sydneysiders, The Hills District. A reader recently wrote in about Kellyville, and previous conversations with real estate agents have definitely confirmed that interest is at high levels across the LGA.  
In fact, a family who put their Beaumont Hills property on the market on Friday confirmed with Property Observer that a potential cash buyer was already lined up to view the property by Saturday.  
But how is this reflected in the statistics?  
Checking online’s SQM Research, it shows that currently the level of stock on market for postcode 2155 is <a target="_blank" href="https://www.sqmresearch.com.au/graph_stock_on_market.php?sfx=&amp;postcode=2155&amp;t=1">trending down</a>, since February.
This does appear to correlate quite nicely to a median price uptick in the area over this time, as shown on our data page of <a target="_blank" href="/news">Beaumont Hills </a>(within the 2155 postcode).
The average days on market, also in the above link, can be indicative. With 59.4 days listed, under the Sydney number listed of 110.2, investors researching an area would be wise to watch this number change over time.  
An ideal situation for many investors, is an area where you can buy in when the market isn't as hot, or as tight, in terms of supply and demand statistics. However, you'd want to know that these numbers are going to look more favourable through time to help increase your capital gains.  
Other supply/demand indicators are available online. Boomapp, developed by the team who created DSR Score (Demand Supply Ratio Score), uses eight statistics to create a number ranking of how the area performs.  
This includes vendor discounting, online search interest, auction clearance rates and a number of other facets. Clearly, there are a number of ways to approach calculating the supply and demand of an area.  
On top of the numbers, you'll want to be questioning the area for its future potential. Sometimes, this information doesn't come up in a straightforward number and requires some forethought and analysis on behalf of the individual investor.  
Over the page are a number of questions you need to be asking yourself about supply and demand.
 
<hr class="system-pagebreak">
Questions to ask
When it comes to supply, ask yourself the following:
- What capacity does this area, and the surrounding areas, have to develop further?
Consider changes to zoning that could be made, the development-stance of the local council and any larger state plans that might affect the area. It also doesn't need to be an area with lots of land available, it could be that highrises could be built quickly.
- How quickly can supply change?
Look to see how long it can take for developments to get approval, and see if there are any 'quick' planning processes e.g. the 10-day approvals for some types of development in a number of Sydney suburbs.
- What are the different asset types, and which will be more scarce?
Even if an area is filled with units that are struggling to sell, the housing market may be a completely different story. You will want to know these inner workings.  
When it comes to demand, ask yourself the following:
- What are the demand pressures?
Look for population, immigration, employment opportunities and similar.
- What demand pressures may there be in the future?
Maybe there's going to be a new airport or hospital built, or perhaps you're expecting some significant infrastructure investment from the government. Ensure you understand what will happen and what is speculation.
- How quickly can demand change?
If, for instance, you are looking at a mining town, you will want to know how quickly the operation can be wrapped up and whether enough demand will be present from other sources. Consider this about non-mining areas too, and look for a diverse range of demand drivers.
- What type of property is in demand?
Residents may desire three-bedroom two-bathroom houses, however this dynamic may be set to change in the future. Keep the length of your investment plan in mind. You will also want to consider price point and what the majority of buyers can afford.  
We will ask the experts their process for assessing capital growth potential tomorrow, as well as fill you in on how to determine the capital growth ceiling, when to use past growth and which of these supply/demand aspects really pushes the value higher.  
 
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Assessing capital growth potential: Supply and Demand

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Six regional councils in Queenslands central and western areas will receive $17.3 million of funding under the second round of Royalties for Regions for infrastructure and other crucial projects.
"This is about supporting projects that increase liveability and offer a long term attractive lifestyle in resource regions for generations of Queenslanders to come," said Premier Campbell Newman.
The biggest funding allocation includes $8 million to upgrade the Arcadia Valley Road in the Central Highlands, a project that will total $11.8 million.
Child care centres and telecommunication upgrades have also been listed, as well as boosts for schools, community centres and other road upgrades.
Member for Gregory Vaughn Johnson said that these investments are a "shot in the arm" to local people.
Over the four years to 2015/16, Royalties for Regions will invest $495 million to regional community infrastructure, roads and flood mitigation projects.
Royalties for the Regions will invest $495 million over the four years to 2015-16 in critical regional community infrastructure, roads and flood mitigation projects.
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$17 million boost to six Queensland regional councils

<html><body>Over the September quarter, in seasonally adjusted terms, Melbourne's median house price has increased by nearly 9%, according to the Real Estate Institute of Victoria (REIV). Melbourne's house price median is now $595,500 from a revised $547,500 in the June quarter, pushing it to a new peak. Previous high price recording included $559,000 in December quarter 2010. REIV CEO Enzo Raimondo warned that this price growth is unlikely to be able to be sustained over the long-term. “Interest rates remain low and buyers are taking advantage of this with the chances of a further rate cut this year becoming less and less likely," said Raimondo. "But judging from the rather rapid increase in house prices, affordability pressures could start to act as a counter balance to demand in the next few months, particularly for first home buyers," he said. A very strong increase in demand was behind the increase, particularly in August and September. However, strongest growth in median prices were concentrated around the inner and middle suburbs, which may be skewed due to presitge property transactions. Raimondo pointed to surges in Balwyn, Brighton East, Ascot Vale, Balwyn North, and Footscray. "This is reflective of the relatively high number of premium sales, particularly million dollar sales, in this quarter," he said. In regional Victoria, there was a 0.8% increase overall, however Geelong, Ballarat and Bendigo tended to outperform.</body></html>

Melbourne house prices grow to new record

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.

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Colliers Queensland Residential Director Andrew Scriven said the convergence of these projects is creating a clear window of opportunity for both developers and buyers.

"From 2027 onwards, the market will shift dramatically," Scriven said.

"Labour will increasingly be locked into government-led infrastructure and Olympic projects, which means private residential developments will face higher costs and tighter margins. The developers who move now are the ones most likely to get projects off the ground."

Scriven said the same dynamic would also affect buyers, with fewer apartment projects expected to launch once construction capacity tightens.

"If you're looking to change your lifestyle over the next five years, now is your window of opportunity to buy."

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Developers are already positioning themselves ahead of that window.

Following the success of Monarch at Toowong, Consolidated Properties is preparing to launch two new Brisbane apartment projects in the second half of 2026. They include <a href="https://www.apartments.com.au/new-apartments/gloriette-30-bedivere-street-yeerongpilly-qld-4105">Gloriette</a> at Yeerongpilly Green, a 25-storey tower within one of Brisbane's key Olympic precincts, and <a href="https://www.apartments.com.au/new-apartments/castile-47-skyring-terrace-newstead-qld-4006">Castile</a>, a recently approved 25-storey riverfront development at 47 Skyring Terrace in Newstead.

Hutchinson Builders will deliver both projects, with early works already underway at Yeerongpilly and Newstead expected to commence later this year.

The timing comes as Brisbane's fundamentals continue to strengthen, with strong interstate migration, population growth and vacancy rates remaining below 1.5 per cent.

Colliers Queensland researcher Pragya Sharma said Greater Brisbane is forecast to require around 40,000 new apartments between 2021 and 2031.

"There's a real mismatch emerging between when housing is needed and when it will be feasible to build," Sharma said.

"As a result, the period leading up to 2027 presents a key window of opportunity for developers to secure approvals, funding and construction capacity, while buyers will have greater choice before supply constraints intensify."

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

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

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

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

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