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After publishing our poll yesterday asking whether video presentations are a good technique to shift a stale listing, and whether you would look for real estate agents that provide this service, the results were clear.
Property Observer discovered that 62.5% of respondents said 'Yes' they thought it was a good technique, but 'it wouldn't be a decisive factor in choosing an agent'.
This was closely followed by 16.7% saying 'Yes - and I would favour an agent with this ability' and the same number saying 'No - and it wouldn't be a decisive factor'. See the below poll results for the entire round-up of how our readers voted.
<a target="_blank" href="https://www.propertyobserver.com.au/news/would-property-video-listings-make-you-more-likely-to-choose-an-agent/2013091665056?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=polloftheday"><img alt="poll-results-sept-18" height="198" width="470" src="/images/stories/2013/09/18/poll-results-sept-18.jpg"></a>
Certainly, this seems to be the overwhelming view in the marketplace.
Marshall White, in association with Digital Photography Inhouse (DPI), have had significant views on their newly developed video project and approached Property Observer to share some of their recent campaigns.
Sean Cussell, marketing director for Marshall White said that they needed to develop a video product that sat more like a short to a movie, rather than a virtual tour.
“The idea being potential purchasers view a brief snap shot of the property and its location to encourage attendance at open for inspections rather than feeling they have seen all they need on a video to decide on their interest or otherwise in the property," said Cussell.
Within three months, there were more than 60,000 views on the Marshall White videos, averaging out at 350 views per property. In the year to date, there were 110,000 views recorded overall.
They attribute some of the better prices achieved and increased attendance at open inspections as the result of the video product which is shared via their youtube channel, Pinterest, Facebook and Twitter.
Results included:
10 Fetherston Street, Armadale 
Recorded more than 800 views in 10 days
{qtube vid:=dd98FItTC-c}
14 Jolimont Terrace, East Melbourne
Recorded almost 2,500 views
{qtube vid:=sdbsxxiGnwc}
Copelen Street, South Yarra
Recorded almost 2,000 views
{qtube vid:=hMiiT7Mxi64}
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jduke-EHk3XBmHkn

Video listings help shift properties

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When it comes to renovating and doing so to make a profit, it's not just about taste and making the property look good. It's also about strategy and how you handle the final stages to ensure the valuation stacks up.
Investors Choice Mortgages director, and author of Your Property Success With Renovation, Jane Slack-Smith came into the Property Observer offices to provide our readers with her exclusive tips around these two areas of renovating.
You can see her thoughts in the video below.
{qtube vid:=6T4tG1v3S8o&amp;feature=youtu.be}
Transcript:
When I'm looking for a property to renovate and doing a walk-through and an initial assessment there's a couple of things I look for because I really want to use the minimum amount of money to add the maximum perceived value. I think that's the secret to renovation. What I'm going to look for are twists that I can make. So maybe add an extra bedroom in the current floorplan without doing a structural renovation and within an area where I don't need to go to council to actually have that approved. I love it when I walk into a property and I hear people as they're walking out going 'Oh my gosh that's terrible, did you see that? Oh the smell or that colour'. There are a lot of things that scare people off and they don't actually have the imagination to think a bit of elbow grease or a little bit of paint can actually fix this up.
So I'm looking for those properties that the market has actually written off as well. I think there's also a lot of opportunity when you're looking at cosmetic renovations to actually just look beyond the grime, look beyond the floorplan and look at the actual structure. The importance to me is making every single dollar count in the eye of the valuer, because the valuer is the person who's going to come through and validate what the end value of the property is, which is going to allow me to pull out equity. So if I have to put money into fixing up the gutters, or fixing up pest and building issues then that money isn't going to be seen. So that's what I'm really looking for - problems. I've done most of my research before I even hit the property, so I'm just validating that there's no unseen, or unsightly, or big problems that I could be missing out on.
It's really important, if you've done all the preparation in finding the suburb, the property and then putting your blood, sweat and tears into renovating the property, that you don't just stop there. It's really important that you then continue in the process and release the equity or have the valuer value the property at what you want it to be valued at. So it's really important that you don't just relinquish the responsibility of the assessment of the valuation to the valuer. As a mortgage broker I know that there's a lot of systemisation in the banks these days with valuation, so a lot of valuations are done as kerb-side valuations, which essentially means the valuer doesn't walk through.
It's really important that if you've done a renovation that the valuer walks through because all they have to assess what the property is worth is what you bought the property at and what the comparable sales have been recently. So you really need to work with your mortgage broker and maybe you have to indicate that the loan to value ratio is higher to actually put it into the system to actually allow it to have a full valuation, but you need to have them walking through there. I always make sure that I'm the contact for the valuer, not the real estate agent, not the tenant, because I want to speak to the valuer even if I'm not there on in that state, and I want to coordinate that meeting and give them some extra information.
Honestly, if you employ your valuer yourself in the beginning you're probably looking at them walking through and validating their own research and spending 12 minutes in the property. If it's a bank valuation it's probably more like seven minutes. So you need to make sure that everything just looks right. All they're doing as a valuer is confirming their thoughts on what that property is worth. Most valuers work within two or three suburbs, they've seen so many properties within that area they've done the research before they turn up.
I also have a template that I give to my students that they fill in which pretty much summarizes all the information about that property, the improvements that have been made. I usually a rental assessment by a number of real estate agents, grab a magazine and go to the databank at the back which will tell you what the rental yield is so you can estimate what the value of the property is, and I also give them some comparables. So I physically go out there with my tape measure and measure the front measurement of the property and the side measurement and give them some indications of what a property's measurements are. Are they superior or inferior and give some commentary around recent sales as well.
Valuers often only have the sales that are available to them through RP Data or real estate agents. They're not always up to date with the most recent sales and in a rising market you don't want them to use three month old data, so if you do know of recent sales in the area make sure you do let the valuer know. Let them know the price, the settlement date, the real estate agent and make it easier for them - give them the real estate agents phone number so they can ring them and actually validate that sale because you've done so much work and there's no point in you dropping the ball at the end because this is really what you're doing everything for.
Is there anything in particular you would like to see a video on? Suggestions are always welcome at <a href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
 
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Successfully renovating, an exclusive interview with Jane Slack-Smith

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Sustained growth is expected for three of Queensland's highest-earning suburbs, according to a new report.
A report by Broad Property Research &amp; Advisory has found that the suburbs of <a target="_blank" href="/news">Hamilton</a>, <a target="_blank" href="/news">Ascot</a> and <a target="_blank" href="/news">Clayfield</a>, with the highest household income across the state, are well positioned around key economic areas.
In particular, Portside Wharf in Hamilton has been highlighted for growth due to its characteristics of being a riverfront retail and residential community. 
"Portside Wharf and its surrounds has become a new mixed-use "pulse" point for Brisbane," Broad Property Research &amp; Advisory's director, Paul Broad, said.
"The precinct is located six kilometres from the CBD and is a practical extension of the inner northern riverside suburbs of Newstead, Teneriffe and New Farm."
It is located between the Urban Renewal Precinct of Bowen Hills, Fortitude Valley, Newstead, New Farm, Teneriffe and Northshore Hamilton.
"In years to come, people will view Portside Wharf and Northshore Hamilton as comparable to Melbourne's Docklands, Brisbane's South Bank and Sydney's Walsh Bay," Broad said.
Portside Wharf is also central to two large employment hubs - the CBD and Fortitude Valley business centre, which contain around 100,000 employees, as well as the Australia Trade Coast with 60,000 employees.
"The white-collar employment growth in these key economic areas is likely to drive most of the population increase in Brisbane City over the next decade or two," he said.
"Portside Wharf is right in the middle of these two key areas and just a short drive from the Gateway Motorway, providing easy access to the Gold and Sunshine coasts and Brisbane's international and domestic airports."
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Three Queensland suburbs expect growth

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When it comes to increasing your equity and opening up opportunities for further purchases and investments, paying down your mortgage as quickly as possible can be crucial.
Michelle Hutchison, spokesperson at <a target="_blank" href="https://www.Finder.com.au">Finder.com.au</a>, said that there are a number of techniques that you can put in place. And they don't require you giving up your daily coffee.
“There are several ways to help pay down your mortgage faster and can also help you save significantly too," Hutchison said.
1) See how your loan stacks up
"Firstly, it’s worth seeing how your loan compares to what’s in the market," she said. 
"Checking your home loan every three months or so is a healthy habit to see if your lender is keeping up with rate cuts, what features and services you’re using or need, and how it measures up to other home loans."
2) Maintain your repayment amount during a rate change
If the rates decrease, ensure you keep paying back at the same rate as you were previously affording.
“For instance, if your interest rate dropped by 0.25 percentage points – from 5.50% to 5.25% – and you kept your repayments at the same level as 5.50%, you could potentially cut two years off the 30-year loan term and and save over $23,000 for a $300,000 home," Hutchison explained.
3) Make fortnightly payments 
If you're currently paying off your loan monthly, then you could be missing out on potential savings that come as a result of shifting your repayment frequency.
“By doing this you can potentially save over $57,000 in interest charges and cut an extra two years off the loan term," she said.
4) Offset accounts
“If you put your salary into your offset account, you can make your money work harder because your savings offset against your home loan to reduce the interest charged.”
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Pay down your mortgage faster

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Australia's largest urban renewal project, Fishermans Bend, has today seen the draft vision and design guidelines released, detailing the scope of the project.
Premier Denis Napthine and minister for planning Matthew Guy announced the release of the guidelines, and said that it would allow for the continued growth of Melbourne's CBD, connecting it to the south-west.
The project includes 250 hectares of land, and expects that within 40 years it could accommodate 80,000 residents and a workplace for 40,000.
Within the next 10 years, Places Victoria expects $2 billion of private investment and 13,500 construction jobs to be delivered.
“It is incredible to think how the Fishermans Bend Urban Renewal Area has  the capacity to accommodate a population approaching the size of Ballarat  or Bendigo on the doorstep of the existing CBD,” Napthine said.
“The colocation of residents and jobs in an area only minutes from the  existing CBD will be a major boost for the state’s productivity and  economic growth over the next 50 years."
Sydney and Brisbane, said Napthine, can 'only dream' about planning a project of this type. 
The project has been developed with the support of the City of Melbourne and the City of Port Phillip, said Guy.
“The Fishermans Bend project will set the standard for urban renewal  across Melbourne and Australia over the next three decades, bringing  thousands of new residents to areas close to jobs, transport and  Australia’s greatest cultural heart," he said.
“When looking at the plan it is clear that a number of precincts will  develop to include low rise family friendly housing, medium scale  development, and high density development around a future transport  corridor and new employment hubs."
There will be mechanisms involved for the delivery of affordable housing.
“The Vision documentation and design guidelines will set new standards in  urban renewal including requirements for open space provision, setbacks on  towers above podiums, a network of laneways and density in locations that  respects existing residents,” Guy said.
The plan for the area has previously been <a target="_blank" href="https://www.propertyobserver.com.au/victoria/fishermans-bend-rezoning-remains-contentious-as-montague-site-to-be-flooded-with-apartments/2013062562627">slammed by an RMIT planning professor as the "world's worst practice"</a> in terms of development.
Public comments and submissions are open until 22 November 2013, with a final structure plan expected to be released early next year. The plans are available on the <a target="_blank" href="https://www.fishermansbend.vic.gov.au/cs/Satellite?c=VPage&amp;cid=1316149683199&amp;pagename=Places%2FLayout">Places Victoria website</a>.
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Urban renewal project a game-changer for Melbourne CBD

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The Property Investment Professionals of Australia's (PIPA) chair, Ben Kingsley, has told Property Observer that he expects regulation of the property industry to become far easier under the incoming government.
Having been lobbying the government to look seriously at regulating the property industry and to introduce a national regulatory framework for some time, Kingsley said that this could become more of a possibility under the Liberal party.
“Prior to the election, we were buoyed by the feedback we had received from the Liberal party camp," Kingsley said.
“They understand and acknowledge that consumers remain at risk of being fleeced by unscrupulous operators in the property investment space and we look forward to further dialogue with them once they settle into government," he said.
PIPA director Steve Waters also expressed similar sentiments of encouragement over the current government's thoughts of regulation for property during a <a target="_blank" href="https://www.propertyobserver.com.au/new-south-wales/insights-into-investing-right-property-group/2013091565032">Right Property Group investor intensive day course </a>at Melbourne's Convention Centre on the weekend.
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Property industry regulation closer: PIPA

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A series of 19 luxury townhouses are being developed in Melbourne's Abbotsford by developer Kalex, with the display suite launched on Saturday.
The development, called Park &amp; Raphael, is priced from $875,000 to $1.35 million and is due to be completed by late-2014.
Located from 59 to 67 Park Street, including frontages on Raphael Street, there will be a choice of two- or three-bedrooms, spanning 150 to 220sqm on two to three levels.
Founder of Kalex, Kyp Bosci, said that it's a well-located development and has been selected specifically to get the most of the lifestyle elements.
“On the one hand it is secluded – nestled amid parkland – and on the other it’sconnected to the CBD, the inner north and the city’s entertainment precincts. That’ssomething unique in Melbourne and only Abbotsford can offer," Bosci said.
Award-winning architecture firm Jackson Clements Burrows is involved in the project, along with interiors from DesignOffice, Great Dane Furniture will be available for consultation and furniture selection and landscaping from Urban Commons is included.
Principal architect, Tim Jackson, said that surrounding terrace houses and warehouse conversions were behind the inspiration for the design.
“We were conscious of the aesthetic and heritage streetscape that exists in this patch of Abbotsford and wanted to retain the integrity of that local character, as well as offering new ideas about what contemporary townhouse living can be," said Jackson.
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Display suite launched in Abbotsford

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Aerial drone photography is the new trend for those marketing prestige and luxury properties, according to a photographer taking advantage of the gap in the market.
High-end property sales are currently seeing an increasing amount of aerial photography becoming involved in their marketing, Craig Parry Photography's Craig Parry said.
Drones, with cameras attached, are being used instead of helicopters to keep expenses down and are opening up the opportunities for thise type of photography, said Parry.
“These latest machines really make it possible to add a lot of punch to aproperty campaign while keeping it affordable. You can get a result like a James Bond movie or a TV epic, without the big budget,” Parry explained.
“There’s a push to license drone users and licenses might end up around$30,000. It could be that you need a pilot’s license, but it will probably changeto a basic aeronautical license called a UAV, unmanned aviation vehicle.”
Elders Lennox Head agent Michael King is one of a number of real estate agents tapping into this type of photography for clients.
King said it assists buyers to see the properties within its setting.
"This is especially helpful for country or coastal properties wherethe location is a big part of the appeal," he said.
For examples of the aerial photography, see the gallery below showcasing Tintenbar hinterland's Villa del Sole, a recently listed property with a price set at $2.75 million.
{yoogallery src=[images/stories/2013/09/16/aer]}
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Aerial photography latest tool to sell luxury stock

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Exclusively provided to Property Observer by RealestateVIEW, the below infographic's results suggest it's a good time to be selling if you're currently holding a house around the $400,000 mark.
Click to enlarge
<a title="Click to enlarge" href="/images/stories/2013/09/16/info-sept-16-big.gif" rel="shadowbox"><img src="/images/stories/2013/09/16/info-sept-16-small.gif"></a>
RealestateVIEW general manager, Petra Sprekos, told Property Observer that the research has found that first home buyers and investors are looking to get back into the market around the $400,000 price point with a preference for houses, providing good opportunities for those looking to sell quickly and at a reasonable price.
"The most signficant thing that came out of this was that interest rate cuts have really had an impact on the market, particularly around first home buyers," said Sprekos.
"We predict the market will continue to strengthen especially as we head into the key buying season."
The positivity being seen in the market is likely to be strong for affordable properties, particularly 10 to 15 kilometres from the GPO where transport links and amenity is strong, she said.
"They want the city lifestyle but they can't afford that, so they look further out."
Despite the clear trend towards houses as a preference, Sprekos did say that it's unlikely new buyers will be picky about getting into the market, and townhouses and apartments are also likely to see a pickup.
"Anecdotal reports from agents we're speaking to is that the market is picking up and the good property is selling quickly. If you have a property you're looking to sell, now is a good time," she said.
Those holding properties in higher yielding areas will also find that investors may be keen to buy in, creating more competition for new buyers and pushing prices up further.
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Good time to sell lower-priced properties

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On Saturday, Right Property Group visited Melbourne's Convention Centre to give an intensive workshop for local investors. Property Observer went along to get some of the highlights.
{yoogallery src=[images/stories/2013/09/16/jenny]}
State of the markets
Tasmania: Not on the radar for either of Right Property Group's directors, Steve Waters and Victor Kumar, due to the distance from the mainland and sketchy growth potential.
Sydney: Still at around 9/10 on the property clock. Getting in months earlier than the masses can have an effect of 10%. Has another two years of capital growth to go. Falling yield a result of rising property prices, rather than a result of falling rents.
Brisbane: On the 'property clock' where Sydney was two years ago and presents some of the best buying opportunities now.
Melbourne: Heading towards the bottom of the clock, but it's still not the right time to buy. To get a sense of the city and the sentiment around property, count the number of cranes in the sky and keep an eye out for this over time.
Hotspots you've missed out on
Mount Druitt: While both Kumar and Waters were bullish on this area for several years, they are no longer buying much stock here.
Hunter Valley/Newcastle: The Hunter Valley was at its peak six months ago.
A quick sign of whether an area is becoming too hot to purchase into is if the real estate agents are becoming slow at returning your calls and are not as willing to negotiate with you. 
Strategy
Investors should look towards new property prices in an area to understand the "new norm" that owner occupiers are willing to pay. If you can buy decent established properties at a much lower price point, there are opportunities here. For instance, in Ambarvale, NSW, house and land packages are selling for $450,000. Established stock on bigger blocks of land can be bought for $370,000.
You must consider reverse-engineering your portfolio. Decide where you want to end up and work the steps backwards.
Loans
Consider fixing soon. If you're looking to re-value your property for refinancing after a renovation the best idea is to have a variable rate, undertake the renovation and then refinance into a fixed loan.
Subscribe to RP Data, and wait for favourable comparables to sell and then appear on the database. This is what many valuers use, and so you want to wait for the records to pop up onto the site.
If you want to read more tips from the day, head to <a target="_blank" href="https://twitter.com/search?src=typd&amp;q=%23propertyobserving">#propertyobserving</a> where we live tweeted the event.
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Insights into investing: Right Property Group

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

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

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