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Those keen to get their property renovated or updated through the spring period are being warned to stay vigilant about the labour they choose by nationals member for Lowan, Hugh Delahunty.
“Spring can be a great time to renovate and maintain your home but look out for travelling con men, who prey on homeowners with cheap deals for odd jobs that you may not even need,” Delahunty said.
Today-only deals are one of the techniques that Consumer Affairs Victoria and Crime Stoppers Victoria are pushing an awareness about, that often pressure home owners into making poor decisions.
“Travelling con men become much more active as spring arrives and homeowners start looking at ways to fix and upgrade their homes.  They door-knock for work such as painting, roof restoration, driveway work and tree-lopping and put you under pressure to agree to get the work done immediately. Sometimes they even drive you to an ATM to get payment up-front,” he warned.
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jduke-EHk3XBmHkn

Renovators beware: Travelling con men

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Looking overseas at the potential effect of the US financial situation, Finder.com.au’s Michelle Hutchison said that if America raises their debt ceiling, it could impact funding costs in the Australian home loan market.
Warning borrowers to prepare themselves for higher costs, Hutchison explained that if average variable interest rates returned to normal levels of 7%, borrowers would be slugged an extra $755 million of extra repayments collectively.
"Our lenders source about a quarter of their funding from offshore according to the Reserve Bank, so even a small amount of funding pressure will likely impact the cost of home loans as lenders would pass on the costs to borrowers,” Hutchison said.
"It's important for borrowers to be prepared for rising interest rates because it's only a matter of time before rates rise. And the US could be speeding this up much faster than we expected.”
If you’re looking to prepare for any potential rate hikes, she suggests the following tips:
- Reduce home loan costs as much as possible by comparing your home loan to other lenders’ offerings.
- For those looking to buy, factor into your budget a potential 2% increase in interest rates. For a $300,000 loan, this looks like an extra $400 per month.
- Consider fixing your home loan.
"Whatever the outcome of the US financial situation, interest rates will eventually rise to normal levels again so borrowers should be prepared with the right tools and review their home loan situation before it's too late,” said Hutchison.
You may want to consider reading <a target="_blank" href="http://propertyobserver.com.au/ebooks/free-ebook-mastering-the-art-of-refinancing-12-tips-for-success-and-key-things-to-consider">Property Observer’s recent eBook about refinancing</a>.
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Prepare for interest rates rising sooner than expected: Finder.com.au

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The Queensland Government has said that their improved flood mapping they will provide to insurance companies should provide an insurance premium relief for many property owners.
As part of 'Get Ready' week, which saw the Queensland Government and the Insurance Council of Australia (ICA) signing a Memorandum of Understanding (MOU) to tackle common insurance issues, Natural Resources and Mines Minister Andrew Cripps said that Queensland has sufferent many difficulties recently.
“Queensland has been challenged in recent years by a full range of natural disasters, including flooding, storms and cyclones, with greater frequency and intensity than neighbouring States," said Cripps.
“Insurance premiums have risen significantly in Queensland and have been fuelled by uncertainty about hazard areas and the ability of insured premises to withstand severe weather events.”
Downwards pressure on premiums has become a focus, particularly having seen the aftermath of Cyclone Larry and Yasi and a number of flood events.
“Insurance premiums hit hard on the back pocket of Queenslanders, particularly in the north, and I am pleased to see this MOU signed," he said.
“Under our agreement with the ICA, the Department of Natural Resources and Mines (DNRM) will give insurance companies free access to all existing and future Queensland Government flood mapping and elevation data."
This will mean that premiums are calculated on the latest and most accurate data.
ICA's CEO, Rob Whelan, said that sharing the data is crucial for helping the insurance industry to deliver accurate and affordable premiums to policyholders.
“DNRM has given the insurance industry access to official flood data and mapping for the first time, as well as access to the Queensland Globe, which lets insurers analyse flood lines from the 2011 and 2013 flood events," Whelan explained.
"Insurers will be able to use the latest data when calculating premiums for households and businesses in flood-prone regions," he said.
“This is likely to reduce the upward pressure on premiums for many households."
This will also ensure that the two bodies can work together to find out where there needs to be further improved hazard mapping.
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Insurance premiums to see some reductions due to flood maps

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New ‘nightswapping’ website Cosmopolit Home has some tips for your tenant if they’re planning to travel, which involves the concept of sharing properties across the world.
If you’ve heard of home exchange, the concept is quite similar with no accommodation to pay for when you go on holiday. The website allows individuals, home owners and tenants the opportunity to sign up and swap properties.
Hosting other nightswappers allows you to increase the number of nights you can stay elsewhere.
Founder Serge Duriavig, previous associated managing director of Smartbox, launched the concept in 2011, with the website launching in 2012.
For landlords, this poses an interesting question, particularly as tenants can have their home lived in by someone else for as long as arranged, while they travel overseas.
Client manager, Charlene Mas, in discussing the common concerns, had some advice for tenants.
For instance, if a tenant is told they have no right to receive people at home, she provided the following advice.
“This is wrong! Unlike holiday rentals websites, tenants are allowed to practice Nightswapping, just as home owners. Nightswapping is considered, anywhere in the world, as a loan, and not as a sublet. Since there is no financial transaction, it is just as if you were hosting a parent or friend,” Mas noted.
“Not only is it 100% legal, it also is recommended! To prevent burglaries, insurers recommend not leaving your home empty when you're absent. One more reason to get started! And it is even more efficient and much better-value than going through caretaking websites or security services.”
This has a particularly interesting connotation for those who own properties in typically “tourist” locations.
“The greatest advantage of Nightswapping is to have access to places that would remain off-budget with traditional leasing. With Cosmopolit Home, the economic logic does not apply to the listed accommodations, as the «nights» do not have a financial value. If you live in a small house in the suburbs, nothing's to say that one day you shouldn't enjoy a huge loft in the heart of New York,” Mas explains.
“The second but not least advantage is that, as hosts, you have no risk of tax misconduct. Unlike other rental websites, you won't have to declare income taxes. Another weight off your mind.”
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Would you allow your tenant to ‘nightswap’ your property?

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Discussing the value in the market at present, and the current discussions around a property bubble, franchise director of RE/MAX Australia &amp; RE/MAX New Zealand, Keith Walker, has said that investors are starting to look towards the cheaper markets.
In Sydney, demand and a shortage of listings are driving prices up, said Walker, causing investors to turn elsewhere for options.
He pointed to the gap between Sydney house prices and those of other major Australian cities causing investors to respond.
“In the past, when the gap between Sydney house prices and those in other major centres reached in the 30% to 40% range, investors found better value in markets where rental demand and rents were as solid and the buy-in prices were lower,” said Walker.
“Investors are indeed looking to Queensland, South Australia and Tasmania, for example, to markets where they can get good return on their investment dollar while spending less up front.”
Buyers will also start to consider different price points as the lower end of the market’s opportunities dry up, which should start to push up the median price.
“We can expect even greater competition at the popular price points and both buyers and sellers will need an agent who understands local area values, establishes prices accordingly and negotiates well,” Walker explained.
“Markets where there is action or even positive conversation around major infrastructure projects are ones to watch and possibly move on sooner if you are an investor.”
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Investors turning away from Sydney to other markets: RE/MAX 

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A new mixed use development in South Hedland has been launched, backed by Landcorp, following a four week sell out of a nearby development.
Crawford Project Marketing, a division of Crawford Property Group (CPG), has launched The Junctions development located at the intersection of Murdoch Drive and Colebatch Way. 
Consisting of 104 one-, two- and three-bedroom townhouse-style apartments, including a pool, landscaped gardens and gym facilities, there are also 17 commercial and retail tenancies on the ground floor, as well as a cafe/restaurant space.
Prices are upwards of $499,000 for a one-bedroom apartment, with a yield of up to 10.4%.
CPG group director, Ryan Crawford, said that they are bringing a 'Subiaco-style' to the Pilbara.
"We have seen a strong interest from investors in quality developments in South Hedland, keen to capitalise on the area's exceptional yields and growth.  A new development nearby sold out in just four weeks recently and we expect similar levels of interest in The Junctions," said Crawford.
“As export activity increases at the port and infrastructure development commences for the $10 billion Roy Hill mine, we are anticipating high demand for luxury lifestyle living on the back of the town’s rising workforce, and an ever increasing demand for quality commercial space in the town centre,” he said.
It is close to the South Hedland Health Campus and near to a planned cinema, shopping centre re-development, recreational facilities and proposed new hotel.
Construction is expected to start by Thomas Building in early-2014, with completion in mid-2015.
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South Hedland project The Junctions launched

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Queensland's Sunshine Plaza, in Maroochydore, may have its development application 'called in' due to being in the interest of the state, according to Deputy Premier and Minister for State Development, Infrastructure and Planning, Jeff Seeney.
Seeney is utilising his powers under the Sustainable Planning Act 2009 to propose a call in regarding the $350 million extension of the $700 million shopping centre.
"I believe it is in the state's interest to consider calling in the proposed development, as Sunshine Plaza is the largest private employer on the Sunshine Coast, providing work for some 3,000 staff," Seeney said.
The centre generated more than $500 million of retail sales in 2012, said Seeney, explaining that the extension will create 6,900 full-time construction and operational jobs.
The redevelopment includes 120 extra speciality stores, an additional 1,500 car spaces and an expansion of Myer, as well as the first David Jones department store in the region. It has received some interest from <a target="_blank" href="https://www.propertyobserver.com.au/queensland/the-time-has-come-for-the-sunshine-coast-to-prosper-terry-ryder/2013041760491">observer Terry Ryder who noted its significance</a>.
Seeney's decision follows the approval of an application by Lend Lease for the 37,000 square metre extension and the logding of an appeal against the council's decision by an objector.
If called in and re-assessed, the minister's decision cannot be appealed on planning grounds.
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Redevelopment of $700 million shopping centre may be 'called in'

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Nineteen merger proposals from metropolitan councils have been received by local government Minister, Tony Simpson, as part of the plan to reduce the number of councils.
The plan to reduce the number of councils from 30 to 14 was announced at the end of July 2013, with mixed responses in past months. 
“We have come a long way since the Government outlined its preferred model just over two months ago - prior to that many local governments had never even discussed reform with each other or the opportunities it could bring," Simpson said. 
“So far, 19 local governments have submitted proposals to the independent Local Government Advisory Board (LGAB) and while the majority are individual proposals, it demonstrates that they are willing to work towards the next phase of reform.”
The concept of 'economies of scale' with larger councils operating under redefined boundaries is in part to provide coordination across metropolitan Perth. 
“Our objective is to create bigger councils with the ability to deliver more services for residents. It is abundantly clear that the existing council boundaries, in many cases drawn up more than 100 years ago, are no longer relevant," he said.
The proposals were received from: Shire of Mundaring; City of Swan and Town of Bassendean; Town of Claremont; Town of Cambridge (two proposals); City of Armadale; City of Bayswater; City of Canning; City of Rockingham; City of Belmont; City of Melville; City of Stirling; City of Fremantle; City of South Perth and Town of Victoria Park; City of Perth; Shire of Kalamunda; City of Vincent; and City of Gosnells.
A full briefing is expected shortly. 
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WA's local government reform receives merger proposals

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A debate has been raging on Twitter regarding buyers, real estate agents and disclosure.
With observer Catherine Cashmore, Just Think Real Estate's Edwin Almeida, 1st City-Hasemer+Caldwell.Eyles' Brad Caldwell-Eyles and real estate trainer George Rousos discussing, some quick points of contention were brought up.
1) Vendor's and agent's responsibilities
2) The transparency and workability of the current market
3) Valuations
We recommend you have a read yourselves.
<blockquote class="twitter-tweet">
<a href="https://twitter.com/GeorgeRousos" target="_blank">@GeorgeRousos</a> <a href="https://twitter.com/CCASHMORE_BUYER" target="_blank">@CCASHMORE_BUYER</a> <a href="https://twitter.com/justthink1" target="_blank">@justthink1</a> <a href="https://twitter.com/JennieDuke" target="_blank">@JennieDuke</a> what would you suggest? Vendors must instruct agents to disclose their bottom line?
— Brad Caldwell-Eyles (@bradceyles) <a href="https://www.propertyobserver.com.au/https://twitter.com/bradceyles/statuses/389865221516304384" target="_blank">October 14, 2013</a>
</blockquote>
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Transparency of the market debate

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We've recently been discussing <a target="_blank" href="https://www.propertyobserver.com.au/victoria/exclusive-melbourne-s-potential-oversupply-the-experts-have-their-say/2013101065633?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=newsplus">Melbourne's potential oversupply</a>, with experts generally pointing to apartment-heavy areas as the major culprits.
Docklands, an area mentioned several time, is also the <a target="_blank" href="https://www.propertyobserver.com.au/victoria/docklands-finding-its-feet-after-a-difficult-conception/2013101065628?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=newsplus">subject of a new Property Observer series </a>of on the road research, where our reporter went to see just what is happening in the contentious area.
Today, we point to five big residential news pieces covered in the past around Dockland developments and ask you which interests you most for us to cover in more detail. We've picked some of the movers and shakers of the Docklands area.
<img alt="poll-results-oct-16" height="270" width="470" src="/images/stories/2013/10/16/poll-results-oct-16.gif">
 
1) <a href="https://www.propertyobserver.com.au/news/array-s-%248-million-crowning-jewel-penthouses-grace-yarra-s-edge/2013092365105">Array</a>
The apartments are priced from $520,000 for a one-bedroom apartment to $7 million for a penthouse, with the $218 million development due to be completed in 2016, with first settlements occurring in mid-2015.
{qtube vid:=sgxJZZgEhhw&amp;feature=youtu.be}
Mirvac's Array (pictured below)  is one of five residential towers planned for Yarra’s Edge, alongside a full-service marina, parklands, a day spa and a mix of shops, cafes and restaurants along the promenade.
<img src="/images/stories/2013/09/24/yarras-esgde-sept-24-three.jpg" width="470" height="273" alt="yarras-esgde-sept-24-three">
 
2) <a target="_blank" href="https://www.propertyobserver.com.au/developments/docklands-development-exo-almost-two-thirds-sold/2011111652400">Exo</a>
The building will comprise 32 one-bedroom apartments of about 55 square metres, which start at $395,000. It will have 64 two-bedroom apartments, which range from 79 square metres to 93 square metres and start at $665,000.
Exo (pictured below) is part of Lend Lease's $4.5 billion Victoria Harbour, the epicentre of Docklands. Already completed in the precinct are Dock 5, a 30-storey tower comprising 148 apartments; The Mosaic, a mid-rise, nine-storey residential development; and The Montage, sister development to The Mosaic with a rooftop garden.
Construction has completed with residents recently moving in.
{yoogallery src=[images/stories/2013/10/15/dock]}
 
3) <a target="_blank" href="https://www.propertyobserver.com.au/developments/matthew-guy-approves-37-story-hotel-and-apartment-tower-at-digital-harbour-in-docklands/2013072963659">238 Harbour Esplanade</a>
This is a 37-level hotel and residential development in the Digital Harbour precinct of Docklands.
The precinct takes in a block of land bounded by Dudley Street, Wurundjeri Way, LaTrobe Street and Harbour Esplanade, next to the NewQuay precinct of Docklands and the undeveloped E-Gate precinct.
The approved development at 238 Harbour Esplanade (pictured below) - on the corner of Dudley Street and Harbour Esplanade - will comprise 360 apartments, a 4.5 star 176 room hotel with a 200 seat restaurant, swimming pool, gym, conference centre and 255 car spaces.
<img alt="docklandsjuly30two" height="300" width="470" src="/images/stories/2013/07/docklandsjuly30two.jpg">
 
4) <a target="_blank" href="https://www.propertyobserver.com.au/developments/lend-leases-docklands-project-forte-will-be-worlds-tallest-residential-timber-building/2012052554840">Forté</a>
A 10-storey timber building, the tallest of its kind in the world, has today been launched in Lend Lease’s Victoria Harbour precinct.
Known as Forté, the $11 million will be built at 807 Bourke Street in Victoria Harbour and will be Australia’s first first timber high-rise building.
The building (pictured below) will rise to 32 metres and will be built with prefabricated wooden panels made from cross-laminated timber (CLT) and will feature 23 apartments.
The multiple timber layers are glued and then pressed given them the structural strength similar to concrete or steel, allowing the building to bear the load of the 10 storeys.
There will be seven one-bedroom apartments (59 square metres) priced from the mid-$400,000s, 14 two-bedroom apartments (80 square metres) priced from the late $600,000s and two penthouse apartments with two-bedrooms (102 square metres) priced from $800,000. The ground floor will be for retail space.
{yoogallery src=[images/stories/2013/09/13/forte]}
 
5) <a target="_blank" href="https://www.propertyobserver.com.au/developments/docklands-development-the-quays-two-thirds-sold-after-a-year/2012030453662">The Quays</a>
There are more than 80 configurations of one-, two- and three-bedroom apartments in this MAB development (pictured below).
One-bedroom apartments range from 49 square metres to 65 square metres, and from $365,000 to $580,000. Two-bedroom units are priced between $440,000 and $1 million, and range in size from 53 square metres and 90 square metres. And the three-bedroom apartments, ranging from 112 square metres to 120 square metres, are priced from $1 million to $1.25 million.
There are 617 apartments in total.
{yoogallery src=[images/stories/2013/10/15/dock2]}
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Five residential developments shaping Docklands 

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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