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Asking the right questions is an absolutely critical skill for property investors looking to get ahead with their investing, particularly if they're hoping to ensure the suburb or area they are looking at is going to stack up.
Positive Real Estate's Sam Saggers points to 10 easy questions that you should ask as a starting point. 
1) What is the availability of new land? Will it be effected by urban sprawl or infill development?
2) What major infrastructure projects are happening in the area? 
3) What major retailers are moving to the area?
4) What commercial office space is being expanded?  Are the more jobs being implemented in small businesses?
5) What transport plans are in the area? 
6) What is the major demographic of the area? Could it change over time positively 
7) What schools are in the area? Does that match the needs of the market? Would families fight to live in the area to benefit from the schools?
8) What ability does the market landscape have to change? Or be gentrified?
9) What are the rentals yields like?
10) What are major companies doing in the area? Are airlines flying more regularly to an area? Are major companies building in an area?
He admitted that hotspotting is not an exact science, and <a target="_blank" href="https://www.propertyobserver.com.au/hotspots/stafford-blooms-but-four-out-of-five-sam-saggers-brisbane-hotspots-yet-to-show-promise-samsaggers/2013053061795">while not every suburb will grow as expected</a>, he said these 10 questions are crucial for investors to be asking.
To explain how he approaches these questions, Saggers pointed to Queensland's <a target="_blank" href="/news">Townsville</a> as one area widely regarded as diverse and offering a lot of demographic changes. While it has been on investors' radars for some time, he still said it has some good investment opportunities.
"[It's] Queensland’s strongest regional economy and de facto second state capital," Saggers said.
He pointed to major infrastructure of hospital redevelopments as being important for the area's future. For instance, the Townsville Hospital has recently completed the first stage of a $437 million redevelopment project.
"Townsville has become Queensland’s largest service center after Brisbane and currently has $54 billion of committed infrastructure projects across mining, construction and transport," he said.
He then looked at supply and demand, and found the picture to be favourable.
"Demand is improving, supply of mortgage in possession stock, that was a hangover from the GFC has dried up. There is large land estates that can aid the cities growth but the supply of new housing is limited to a few estates and the Honeycombs redevelopment of the urban city fringe," he said.
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Sam Saggers' 10 questions you should ask about every suburb

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Investors and property owners with suburban blocks zoned for development must be cautious of developers offering less than their blocks are potentially worth, RE/MAX WA has warned.
Managing director of RE/MAX WA, Geoff Baldwin, has warned that property owners must choose their marketing method carefully when selling if they wish to avoid the risk of underselling.
“We are repeatedly seeing owners of potential development blocks being approached directly  by builders and developers with offers to buy their properties however in many cases the prices being offered are substantially lower than what they would receive with a professional and targeted marketing campaign,” Baldwin said.
“Often these properties are owned by elderly people who have lived in them for decades and hence they have little concept of the true value so when they are approached with what looks like being a trouble free sale they are trapped into selling cheaply.”
Owners of properties in areas popular with developers are advised to speak to their local agents for indications of a reasonable selling price, and should consider the benefits of offering their property onto the market to reach owner occupier buyers.
“These sites are now in high demand and although developers won’t overpay, it is important that an agent knows how to create competition and hopefully attract multiple offers to ensure the best result is achieved for the seller,” Baldwin said.
This is especially topical as <a href="https://www.propertyobserver.com.au/western-australia/perth-zoning-changes-will-lead-to-eight-apartments-on-one-block/2013090464800?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=latestnews" target="_blank">R-Code changes open up more sites in WA for potential development</a>.
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Beware developers trying to buy your WA property

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A spike in the south-east Queensland auction clearance rate up to 80% has auctioneer Jason Andrews questioning whether the market has reached a tipping point.
Up last week to 80%, from 52% in August, it's currently unclear whether the result is an anomaly or a market of the game changing, Andrews said.
This comes as <a href="https://www.propertyobserver.com.au/queensland/brisbane-tipped-for-growth-but-jury-out-on-best-location/2013090564807" target="_blank">Brisbane has recently been tipped for growth</a> both in a Property Observer poll and by property buying experts.
“There was a completely different energy at last week’s auctions over a broad variety of price segments and geographical locations, with tangible buyer confidence and willing sellers,” Andrew said. “We saw several top-end properties sell for significantly over reserve as well as acreage property, a segment that was previously challenged for some time.” 
With the average number of bidder registrations up significantly, rising to 5.2 last week from 1.6 in August, crowd numbers were also high up to 44 from 18 per auction, he said.
This may mean that competition is heating up significantly for investors looking to achieve bargains. “There was also a sharp increase in vendor motivation for the week, with 80% of vendors describing themselves as highly motivated, up from 47% in August," he said. 
“These results are in stark contradiction to the trends we’ve seen throughout the year with subdued buyer activity has and a high proportion of vendors unwilling to meet the market.”
Next week will be telling if the results continue.
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Potential market tipping point reached in SE QLD

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An increase in rates is already being predicted for as soon as first thing next year, signalling bad news for mortgage holders, according to RateCity.
CEO of RateCity, Alex Parsons, said that indicators are currently suggesting we may be close to a rate increase.
Fixed interest rates are used to gauge market sentiment due to fixed rates typically moving one step ahead of the cash rate and as a result variable rates. The gap between them is being seen to narrow.
“Since before the first round of rate cuts in November 2011, fixed rates have been consistently tracking at around 1 percentage point below standard variable rates,” Parsons said.
“When banks ‘price’ fixed rates significantly below variable rates, it suggests they expect rates to fall further," he said. 
Currently, the gap has narrowed to 0.79%, suggesting less chance of another rate cut.
“We know that most people are on discounted variable rates with the major banks, which are usually around 0.70 percentage points lower than advertised rates, meaning fixed and variable rates are almost on par – in other words the gap is closing," he said.
“Our data suggests there is one more cash rate cut on the horizon this year and we’re betting on a Melbourne Cup day cut in November.”
While he said it was a little early in the cycle to predict when rate increases would then occur, it may be as early as 2014. 
“We know fixed rates usually start rising well before variable rates, and borrowers often miss the lowest point. After all, the banks have a far better chance of predicting future rate movements than the average punter. 
“Based on this logic, borrowers who are interested in fixing should keep a close eye on rates over the coming months and be ready to act on signs of fixed rates increases."
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Investor alert: rate hike coming soon

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The Gold Coast’s Broadbeach, and surrounding suburbs, is starting to pick up with more than $2.3 billion worth of development in the pipeline for the area recorded in 2013, compared to a figure of $1.7 billion on 2011, according to Colliers International.
Looking at the value of development in the pipeline in the area, including Broadbeach, Broadbeach Waters, Clear Island Waters, Mermaid Beach and Mermaid Waters, a 25 per cent increase was noted on the last year, from $1.84 billion in 2012.
Stewart Gilchrist, Colliers International Gold Coast director, said that despite the good figures, it’s coming off of a low base.
“Last year we noted that while things were quiet on the development front in the Broadbeach area, the upcoming Commonwealth Games and the light rail project would provide the impetus for further development and activity in the area,” he said.
“This is increasingly becoming the case, with several projects in the pipeline for the Games, including an upgrade to the Broadbeach Bowls Club, which doesn’t have a dollar value yet, and an upgrade to the Gold Coast Convention and Exhibition Centre, which has increased in value from $5 million to $7.3 million. The Convention Centre will host the netball, as well as being the International Broadcast Centre and Main Media Centre for the event.”
Gilchrist said that more projects in Broadbeach are likely to be announced in time to capitalise on the Games and light rail.
“In particular, it is likely there will be accommodation projects, as developers seek to take advantage of the increasing visitor numbers to the area and more people coming to live in the area with the improved accessibility of the light rail,” he said.
“There are already a couple of these projects in the pipeline, and it is very possible these will be fast-tracked so that they come online sooner, and developers will also likely look at getting other developments out of the ground. There are definitely opportunities around transit-oriented developments, as people increasingly choose to live close to public transport.”
Currently, just 2% of development for the area is under construction, Colliers research found.
In the Broadbeach area, there are just four suburbs with development planned or underway. These were noted as Broadbeach, Broadbeach Waters, Clear Island Waters and Mermaid Beach.
 
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$2.3 billion of development for Gold Coast and more to come

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Renovating is not always approached as a scientific process, however succesful renovator and director of Renovating for Profit, Cherie Barber, recently revealed that her success rides on a specific approach.
At the recent Property Millionaires Tour at the Sofitel in Melbourne on Saturday, Barber said that her process wouldn't win her any design awards but it's about making money and ensuring the renovation undertaken is appropriate to the area.
She shared a brief run-through of her process in her presentation at the event, during which Property Observer was present.
1) Structure and strategy
- The structure in which you purchase is crucial to ensuring you are taxed efficiently at the very end of the process. Should you purchase in a trust, SMSF or company structure?
- Decide on the strategy upfront: Is it buy/renovate/hold, buy/renovate/sell or something else?
2) Suburb due diligence
- Investors must know suburbs down to a street level. Pointing to her target suburb of Balmain, she explained that she knows where the negative and positive price pockets are, or where the prices change, and the reasons for this.
- Ensure you're targeting the right type of suburb for the renovation you intend to undertake. Middle ring and outer areas tend to suit cosmetic renovaitons, while inner city areas tend to favour structural.
3) Pricing due diligence
- The real estate agent's job is to make the vendor money, never forget this. 
- Ensure you are looking at true comparables - your suburb due diligence should assist you with this process.
4) Property due diligence
- Ensure you're not purchasing a property with major defects you cannot rectify under your budget (think about the hidden problems, such as termite damage or bad wiring).
- Check that the property stacks up for the majority of buyers in the area. Your demographic is crucial, and you should be thinking about a property as a product.
- Calling council and a number of other local experts will save you money in the long run.
5) Acquire
- The purchasing process and negotiation can be crucial for getting the price right. Ensure you enter in unemotionally and knowing the value (pricing due diligence).
- There are a number of different conditions, requests for early access and similar that can be asked for at this part in the process.
6) Council approval (usually for structural renovations)
- The earlier this part of the process is started the better. Investors should be prepared for councils to take longer than is often stated on their websites.
- To get an idea of how long the process might take, check online and see what has already been approved and the time frames. Expect it to take longer.
7) Renovate
- Get some good tradespeople and treat them well. It can often take a number of renovations to get your team selected.
- Keep organised, keep timelines and ensure effective communication.- Avoid being the DIYer unless you have done it before effectively.
8) Sell/Rent
- While you should have been clear on which of these approaches you were going to take since step one, it's now important to ensure you approach the best real estate agents and property managers for the job.
- Treat choosing agents as an interview process, rather than solely basing it on personality.
- Ensure that at any opens, the changes you have made to that process are highly visible and communicated to potential tenants/purchasers.
On September 5, 2013 we asked readers which room they thought would generate most value when renovated. The results are below:
<img src="/images/stories/2013/09/09/poll-results-sept-9.jpg" width="470" height="318" alt="poll-results-sept-9">
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Cherie Barber's eight step renovation process

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While buying in Sydney is strong at the moment, one property-specialist accountant has expressed fears that this could lead to property investors buying at the height of the cycle.
Principal of Keshab Chartered Accountants, Munzurul Khan, told Property Observer that it appears the market is very strong at the moment and a lot of people are purchasing but that this may not be the best sign for prospective buyers looking to get in.
"This is where one needs to be careful so that we do not purchase on the top of the market," Khan said.
"I suppose the question is how do we know that we are at the top of the market. I have seen the cycle before couple of times and I do fear that, perhaps, we are not very far in NSW."
He also pointed to interest rates as a concern.  
"One also has to consider that the interest rates will sooner or later increase and the repayment calculations must be done with a bit of higher interest rates, than the current rates," he said.
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Investors must be wary of buying at top of market

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With recent research finding that just one in four new investors will allow tenants to have pets, there may be an untapped market for those struggling to reduce vacancies for their property, according to Mortgage Choice.
With just 24% of investors that intend to buy over the next two years found to be planning to allow tenants with pets, those sitting with properties vacant may want to consider a different approach, the 2013 First Time Property Investors Survey has revealed.
Of all the states and territories the results were fairly close, with those from South Australia most likely to allow pets, 25%. This steadily decreased to Western Australia, with the smallest number willing, at 22%. This comes as <a href="https://www.propertyobserver.com.au/news/perth-landlords-lower-rents-to-dissuade-potential-buyers/2013090264735" target="_blank">investors' fears over tenant vacancies</a> may just be being realised.
Mortgage Choice's general manager - group marketing and communication, Melissa McCarney, said that for renters who have pets there is obviously an additional hurdle to jump through, making it likely that finding properties that allow their animals is high on the list.
"Interestingly, of those respondents who will allow pets, 15% were looking to purchase a small apartment as their first investment property. Renters should be mindful that while a landlord may be accepting of pets, whether or not they are allowed in a property will ultimately depend on how the property is managed as, for example, a strata group could rule that pets are not allowed to live in a property," McCarney said. 
First time investor Fabio De Castro said that he allows pets into his investment properties and that it was an easy decision.
"I myself am a pet owner so I understand the connection that someone can form with an animal and how difficult it can often be to find a place to rent that will allow pets," said De Castro.
"Given that not many landlords offer pet-friendly properties, I have the advantage of reaching a broader demographic of tenants, which is especially important in the family orientated neighbourhood that my investment property is located," he said. 
"By allowing pets, my property is more likely to attract longer-term tenants as the property will feel more 'homely' where a pet is permitted. I also find pet owners are often very reliable as they are used to the responsibility of looking after their pet and this trait bodes well for the landlord."
The survey asked 1,019 respondents about their investment intentions.
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Pet-friendly may be investor-friendly too

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Pointing to an affordable rental property shortage of half a million properties, the UDIA has called for the Federal Government to extend the National Rental Affordability Scheme (NRAS).  
Focusing on affordable rental dwellings, UDIA national president Julie Katz said that the NRAS program had been assisting with increasing the stock of affordable rental dwellings.
“Thousands of new affordable rental dwellings have been built under the NRAS program since it began in 2008, providing low income households with an affordable home, and investors with attractive returns,” said Katz.
“The most recent round of NRAS funding, which took place earlier this year, will take the total number of homes provided under the scheme up to 50,000, but there is no plan for the future of the scheme once those have been delivered”. 
This comes as buyer’s agent Todd Hunter says that he would<a target="_blank" href="https://www.propertyobserver.com.au/news/id-rather-stick-a-fork-in-my-eye-than-buy-nras-todd-hunter/2013090464795"> rather stick a fork in his eye than buy an NRAS property</a>.
“It would be extremely disappointing to see the scheme end, considering how successful it has been to date, and also given the growing housing affordability problems facing Australian cities,” said Katz.  
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Half a million rental properties short: UDIA

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The long election lead time of nine months has largely been the cause of a slowdown across the country, according to HSBC Bank Australia Limited’s chief economist Paul Bloxham and economist Adam Richardson.
In Bloxham and Richardson’s HSBC report Australian Election Observer noted that the long lead time has potentially held back business confidence in recent months, keeping the entire market slow.
“As such, whoever wins, a reduction in tax and regulatory uncertainty postelection, could provide a boost to confidence,” the report states.
“Julia Gillard, the former Prime-Minister and leader of the Labor Party, took the unusual option of announcing the 2013 election nine months in advance. While her replacement by Kevin Rudd changed the election date, businesses have now sat through around eight months of uncertainty over the postelection regulatory environment.
“This has been one factor that may have held back business confidence and conditions recently. In addition, firms have likely held of hiring and investment until they have more certainty over the political landscape.”
<img alt="poll-results-sept-9-two" height="111" width="470" src="/images/stories/2013/09/09/poll-results-sept-9-two.jpg">
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Long election lead time caused slowdown: Paul Bloxham, Adam Richardson

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."

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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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