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Which capital cities across Australia offer the best gross rental yields for houses and units?
The latest RP Data Core Logic Home Value Index has revealed that while yields are tracking down in the majority of areas, there are still some good opportunities for investors willing to look further afield than Sydney and Melbourne.
HOUSES
<ol>
<li>
Darwin - 5.9%
</li>
<li>
Hobart - 5.2%
</li>
<li>
Brisbane - 4.5%
</li>
<li>
Adelaide - 4.2%
</li>
<li>
Perth - 4.1%
</li>
<li>
Canberra - 4.1%
</li>
<li>
Sydney - 3.6%
</li>
<li>
Melbourne - 3.2%
</li>
</ol>
See over page for each state and territory’s gross rental yields for units
<hr class="system-pagebreak">
UNITS
<ol>
<li>
Darwin - 5.8%
</li>
<li>
Brisbane - 5.4%
</li>
<li>
Hobart - 5.2%
</li>
<li>
Canberra - 5.0%
</li>
<li>
Adelaide - 4.8%
</li>
<li>
Perth - 4.6%
</li>
<li>
Sydney - 4.5%
</li>
<li>
Melbourne - 4.2%
</li>
</ol>
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Which capital city offers the best rental yield? RP Data’s state by state round up

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Taking on a substantial amount of debt can be concerning, and rightly so – the added responsibility and requirements mean that you need to ensure you can always service your repayments or fear losing your home.
All being said and done, you do not need to enter into home ownership blind.
Here are 10 things you can do to prepare yourself for the debt and responsibility ahead:
<ul>
<li>Find out what your repayments may be</li>
</ul>
If you’re still looking for a property, then get onto your bank’s calculator and estimate how much your repayments are going to be. Be honest with yourself about what you can afford and have a look at what you’ll be expected to pay.
Having a clear understanding of what owning a property means financially for you day in, day out is crucial.
<ul>
<li>Have a budget plan</li>
</ul>
Now that you are away of the amount of funds required for your repayments, you can work out a debt management plan (here’s a <a href="https://www.moneyhelp.org.au/tools-tips/budget-planner/debt-management-plan/" target="_blank">good tool from Money Help</a>), or a ‘budget’ that will ensure you can keep track of your outgoings. You may already have a good budget in place if you’ve been spending time saving for your deposit, so now you want to double check that it covers you enough.
<ul>
<li>Practice paying your mortgage</li>
</ul>
If you know how much your loan repayment is likely to be, and your budget plan, then it’s time for you to practice what it would be like to pay it each fortnight or month. For instance, if the amount you’ll be required to pay is $350 a week, and your rent is currently $300 a week, see how you handle putting aside the extra $50.
If you’re living with your parents and not paying rent, or paying far less than your upcoming repayments, this becomes even more critical.
Property Observer recommends factoring in other costs, such as strata fees and rates, so you can really see how you’ll handle those costs. Make it a habit before you even get your property. If it means you’ll never be able to eat out socially, and this is a nightmare for you, then you need to come up with a different plan. Remember, this is paying off the bare minimum – most people will want to pay off more.
<ul>
<li>Factor in a rate increase</li>
</ul>
You’ve practiced paying off your repayments as they’ll be when you own, but if you’re not on a fixed rather then you will need to ensure you can afford to keep paying in the event of a rate increase. Factor in up to an extra 2% on top of your current interest rate, and check whether or not this affects your ability to pay.
<ul>
<li>Ensure you know how much debt is too much</li>
</ul>
Now that you know how much you can personally afford to pay for your loan, and your own habits and ability to pay it on time and in the full amount, be honest with yourself. This is a personal situation, and will be a different answer for every prospective property buyer.
Ask yourself these four questions:
<ol>
<li>Can I afford to do this for the length of the loan term? 
</li>
<li>How can I stop myself from continuing any bad financial habits? 
</li>
<li>What is my “tipping point” (the amount where you stop being able to afford the repayments)? 
</li>
<li>What parts of my lifestyle, if any, am I willing to sacrifice to keep up with the repayments?</li>
</ol>
Article continues on the next page. Please click below.
<hr class="system-pagebreak">
<ul>
<li>Familiarise yourself with what to do if you miss a payment</li>
</ul>
If you do miss a repayment or find yourself suddenly struggling with hardship, then there are certainly things you can do. <a href="/news/vic/victoria-s-mortgage-delinquency-on-the-rise-how-you-can-stay-above-water">Here’s some information to assist you with understanding what to do</a> if you get into this situation.
<ul>
<li>Get income protection and necessary insurances</li>
</ul>
Do not wait until you own the property to take out insurances on your income. If you fall sick and are unable to pay your mortgage and associated bills, you will find yourself struggling. Research and get the required insurances early in the piece.
<ul>
<li>Chat with a broker</li>
</ul>
Find yourself a good broker, and start talking about your options when it comes to mortgages and other home loan products. Understand what an offset account is, <a href="/expert-insights/finance/what-is-an-lvr-investment-terms-explained">what LVR means</a> and whether or not you’ll need LMI. You want to know <a href="/expert-insights/finance/top-10-tips-to-save-money-on-your-home-loan">how the frequency of repayments affects your overall loan</a>, any associated costs and the limits to the product you’re choosing. Here’s <a href="/expert-insights/finance/how-to-pick-the-best-mortgage-broker">how to pick the best mortgage broker to get you started</a>.
The more you know now, the better prepared you will be later on - make sure you understand the requirements of your loan product and exactly what you're signing up for.
<ul>
<li>Find out how other people are implicated</li>
</ul>
Yes, if you miss your mortgage repayments then you will be the one facing off against the lender. However, if you are sharing the repayments in a joint venture, have someone standing guarantor, or are buying on behalf of your family then it’s time to be honest with yourself.
How badly can things work out if you default? Could your parents lose their home? You need to prepare for the worst eventuality, and ensure those involved know that there is a possibility, even a small one, of this happening.
Be upfront, have the required paperwork, and understand expectations. For instance, in a joint venture where one person has stumped up the entire deposit, will you both be paying equal amounts of the mortgage? Do you own exactly equally? Answer these questions before you get to the property ownership stage.
<ul>
<li>Get your documents together</li>
</ul>
You’re going to need quite a few documents to apply for your home loan, and now is the time to get everything in order.
Read through the requirements with the lender of your choice, however the majority of the time you will need identification, proof of earning and details about the property itself.
Make sure you know that your credit record is clean. Make sure you <a href="/expert-insights/finance/a-quick-guide-to-home-loan-pre-approval">know what pre-approval is</a>, and that you understand its limitations.
You can read <a href="/expert-insights/buying/getting-your-first-loan-heres-what-you-need-to-know">Property Observer’s guide on getting your first loan here</a>.
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Preparing yourself for debt: 10 things to do now to make home ownership easier

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The Strata Community Australia (Vic) Awards held earlier this month saw Engine Property Group given an award for excellence for the second consecutive year.
The award, in the category of Owners Corporation Management Business (greater than 3,000 lots) is given to a company after judging from a panel of peers, based on ethics dealing with clients and suppliers, service delivery for customers and healthy relationships in the industry.
Managing director of Engine Property Group Andrew Dawson said they were thrilled to receive the award.
“Such is testament to our hardworking team who strive to deliver the outstanding service that our clients have come to expect from us,” said Dawson.
"Everyone at Engine is very proud to be recognized for the work we do. We are constantly improving the quality and efficiency of our services ensuring the buildings and estates that we manage are a pleasant environment for everyone,” he said, pointing to their mantra of ‘people, process and performance’.
General manager for the Strata Community Australia (Vic), Rob Beck, pointed to the strengths that secured them the award.
“Engine evidenced portfolio growth, staff growth, and are committed to internal training &amp; development programs - they have gone to another level in winning this Award for a second consecutive year,” he said.
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Engine Property Group recieve strata award for second consecutive year

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Is e-Conveyancing going to be a way of ensuring that foreign nationals comply with Australian foreign investment rules?
The Real Estate Institute of Australia suggests that this might be exactly the case.
As part of the House of Representatives Standing Committee on Economics’ public hearings into the Inquiry into Foreign Investment in Australian real estate, REIA board member First National's Ray Ellis is to address the inquiry and detail the possibility of using e-Conveyancing to improve compliance.
This would ensure greater inter-departmental and agency communication, including with the Department of Immigration, with REIA CEO Amanda Lynch noting that later in the year the first national e-Conveyancing platform will be rolled out.
“While it is important to stress that the new online platform is heavily regulated with keen focus on protecting privacy of individuals, it will be capturing a rich set of data including identification where the transaction involves foreign nationals,” said Lynch.
“Lawyers and conveyancers will have to verify the identity of the clients they represent and reflect the client’s foreign residency status while filling the form in an online workspace,” she said.
They will reflect the paper versions of transfer in each state and territory, with the same data fields, however will store data electronic – something that matches the expectation for 85% of all property transactions over the next two years to be electronic, explained Lynch.
Monitoring could more easily be undertaken under this system.
“The transition towards e-Conveyancing provides the opportunity for easier detection of irregular activity,” said Lynch.
“The last thing that the sector wants to see is unnecessary red tape around foreign investment in Australia and here is an ideal platform that is available for all property purchases, not just those involving foreign investment,” she said, noting the REIA supports both foreign investment in Australia, and the current guidelines.
Ellis noted that the issue isn't that foreign investment happens, but that it is inadequately monitored and regulated.
"Australia has long depended upon migration and foreign investment. It’s vital to a thriving economy in a country with a comparatively small population," he said.   "However, there appears to be evidence that some wealthy foreign investors have been purchasing existing homes and leaving them vacant to avoid detection by the Foreign Investment Review Board (FIRB)."
He noted that there is currently an $85,000 fine for breaching this law.
"Foreign developer investment, when compliant with our laws, creates jobs and benefits the construction industry. However, if foreign residential property investors believe they can buy existing properties and leave them vacant, to avoid detection, this is clearly against the rules and objectives of the FIRB scheme and measures should be put in place to address this cavalier attitude," he said.
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How e-Conveyancing can help ensure foreign investors comply with rules: REIA

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Genworth Australia chief commercial officer Bridget Sakr says that consumers have some common misconceptions about lenders mortgage insurance (LMI), which are often due to a lack of understanding about what it is.
Sakr notes that they’re here to clear the record with <a href="https://www.genworth.com.au/lmifactually/welcome" target="_blank">LMI Factually</a> – a digital platform where property investors, first home buyers, mortgage brokers and industry leaders discuss LMI.
She says that misunderstandings may have deterred people from considering it as viable to help them enter the market.
“The reality is there are many consumers, brokers and leading business figures who are advocates for the product and even use it personally,” she explains.
This has spurred on a series of video interviews with leading industry figures such as Century 21’s Charles Tarbey, Finance Made Easy’s Tony Bice, Aussie Home Loans’ John Symonds and Empire Property Portfolios’ Chris Gray.
“LMI Factually aims to showcase a number of these views while encouraging Australians to learn more about the product and decide whether it is an appropriate product for their circumstances,” said Sakr.
“Achieving the dream of homeownership is one of the most exciting accomplishments in life for many Australians. However, it can also be one of life’s most difficult challenges due to the length of time it takes for most people to save the traditional 20 per cent deposit.”
If you want to know more about LMI, you can read this article where <a href="/expert-insights/finance/how-buying-lenders-mortgage-insurance-can-allow-you-to-grow-your-property-assets-faster">Chan &amp; Naylor’s Albertus Waldron explains how it can get you into a property quicker</a>.
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Genworth looking to clear up “common misconceptions” with new online portal

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Low priced land has a lot of people talking and in Victoria there are a few blocks available on the cheap.
Land prices in Melbourne’s city-fringe housing estates <a href="/expert-insights/building/outer-melbourne-land-tracking-at-four-year-lows-oliver-hume">continue to hover at around four-year lows, according to Oliver Hume</a>.
However, how far away do you need to get from the capital to secure blocks at prices as ludicrously low as $2 per square metre?
<a target="_blank" href="">Lot 7</a>, as well as<a href="https://www.realestate.com.au/property-residential+land-vic-netherby-200831835" target="_blank"> Lot 17</a> (pictured below), on Netherby Baker Road, Netherby are both on the market for $11,500 each.
The listing notes that the land is rural residential in the <a href="/news">Netherby </a>township, “which boasts a pub” and is 20 minutes from larger town <a href="/news">Nhill</a>. It is an hour from the city of <a href="/news">Horsham</a>, and 20 minutes from Victoria’s largest recreational lake – Lake Hindmarsh.
Netherby is 405 kilometres north west of Melbourne.
They are each listed as being approximately 1,011 square metres.
This works out at approximately $11 per square metre.
<a href="https://www.realestate.com.au/property-residential+land-vic-netherby-200831107/"><img src="/images/2014/08/29/netherby%20uag%2029%20one.jpg" alt=""></a>
 
<img src="/images/2014/08/29/netherby%20uag%2029%20two.jpg" alt="">
Another 1,011 square metre block at <a href="https://www.realestate.com.au/property-residential+land-vic-kaniva-200629727" target="_blank">12 Moore Street, Kaniva</a> (pictured below) is up for sale for $13,500. It has electricity, water and sewerage adjacent to the block and faces the Native Botanical Reserve.
<a href="/news">Kaniva </a>is 415 kilometres north-west of Melbourne.
It works out at around $13 per square metre.
<img src="/images/2014/08/29/kaniva%20aug%2029%20one.jpg" alt="">
For $13,500, the 836 square metre block at <a href="https://www.realestate.com.au/property-residential+land-vic-dimboola-200937795" target="_blank">59a Anderson Street, Dimboola</a> (pictuyred below) is available for purchase.
It is noted as being ready to be built on with all services available, apart from gas.
<a href="/news">Dimboola</a>, in the Shire of Hindmarsh, is 335 kilometres north-west of Melbourne.
This works out at approximately $16 per square metre.
<img src="/images/2014/08/29/dimboola%20aug%2029%20one.jpg" alt="">
<a href="https://www.naracoortefn.com.au/buy-residential-real-estate/vacant-land-coleraine-edenhope-road-harrow-vic-14813100109" target="_blank">A block in Harrow</a>, for $14,000, on Coleraine-Edenhope Road (pictured below) was up for sale noting that power was passing by the block.
At 6,457 square metres, the block estimates out at about $2 per square metre.
<a href="/news">Harrow</a> is 390 kilometres north west of Melbourne.
<img src="/images/2014/08/29/harrow%20aug%2029%20one.jpg" alt="">
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Can you really buy land in Victoria for $2 per square metre?

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It’s often said that those looking for lower priced entry points into the market should consider purchasing units.
However, it isn’t always a cheap approach. Here are the suburbs where median prices tip above $700,000 for units, according to RP Data.
<ol>
<li>
<a href="/news">BRIGHTON</a> $810,000 
</li>
<li>
<a href="/news">BEAUMARIS</a> $765,000 
</li>
<li>
<a href="/news">TOORAK</a> $753,000 
</li>
<li>
<a href="/news">MONT ALBERT NORTH</a> $738,000 
</li>
<li>
<a href="/news">BALWYN NORTH</a> $713,000 
</li>
<li>
<a href="/news">PORT MELBOURNE</a> $711,000 
</li>
<li>
<a href="/news">ALBERT PARK</a> $706,000
</li>
</ol>
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Melbourne's seven most expensive suburbs for units

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Property Observer stumbled across a hilarious Tasmanian listing that we couldn’t help but share.
The two-bedroom <a href="https://www.realestate.com.au/property-house-tas-invermay-117722419" target="_blank">4 Russell Street, Invermay</a> property looking for $150,000 to $170,000 appears standard enough, until you read LJ Hooker Launceston selling agent Harley Lindsay's copy.
“Looking For Love...” it begins.
And then ensues a call out into the bleak for a “younger male” for the 100 year old home that has “still got it” despite being “a little saggy in areas”.
The 1900s house is on 238 square metres of land.
Here’s the full listing:
Dear Sir/Madam, My name is Mrs Russell, I'm over 100 years old and I'm looking for love. Now don't laugh children, I've still got it. I'm a little saggy in areas but I have extremely good bones and still standing strong. I am seeking the company of a younger male. I like tradesman in utes, particularly builders in bonds singlets. I have been an extremely attractive lady in my time and my beauty can be restored I just know it. I pray everyday that a young gentleman will come along and restore me to my former glory. I have several sisters in this street my age, they have found love and look happier than they have ever been. I have seen too many sunsets alone, yet I have not given up hope. I yearn for someone to share many more with together in the future. So come on boys. Let's get together and show these young ones what timeless, true old fashioned beauty really is all about.
Now that is how you get someone's attention.
YOU MIGHT ALSO WANT TO READ:
<a href="/news/real-estate-advertisements-with-copywriting-flair">Real estate advertisements... with copywriting flair</a>
<a href="/expert-insights/investing/do-atmospheric-late-evening-listings-photos-work">Do atmospheric late-evening listings photos work? </a>
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“Mrs Russell” house seeking singlet-clad “younger male”: A property listing that will make you laugh

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Victoria’s construction boom comes as no surprise to anyone who has seen the increase in highrises and cranes on the skyline over the past few years.
This week Planning Minister Matthew Guy said that it shows no signs of abating.
Notably, <a href="/news/construction-work-falls-in-june-quarter-abs">construction work did fall slightly over the June quarter, according to the Australian Bureau of Statistics</a>, although remains up 3.2% over the past year.
Here are 10 quotes from Guy, reverse chronologically, in regards to changes in Melbourne.
<ol>
<li>“Victoria’s land supply program has been the most successful of any state, releasing 95,000 housing lots in metropolitan Melbourne alone. The strong competition between developers has dropped the median lot price from $225,000 in 2010 to around $191,000 now.” (August 2014) 
</li>
<li>“The last thing we need in Victoria is a housing shortage like the one Sydney is experiencing… Whether planning for land supply in suburban growth areas, for urban renewal precincts or for central city high rise apartments, we need to keep building enough homes to keep the market affordable.” (<a href="/expert-insights/buying/central-melbourne-sees-1-000-apartments-approved-to-avoid-sydney-like-housing-shortage">June 2014</a>) 
</li>
<li>“This [Plan Melbourne 2050] is a comprehensive plan for Melbourne that caters for a projected population of 7.7 million people by 2051 and provides a solid foundation to meet these challenges.” (<a href="/expert-insights/building/the-16-suburbs-to-benefit-most-from-plan-melbourne-2050">May 2014</a>) 
</li>
<li>"The Victorian Coalition government will not allow public accessed beaches to be built  on, where the land is technically held in private ownership … With this change, any permit application to use or develop land within this zone will require consent. This is wide-ranging and includes fences, signs, outdoor furniture, shade sails, flag-poles, sheds, pergolas, verandahs and decks. Until today’s reforms, building these structures on private land in this zone did not require a planning permit.” (<a href="/expert-insights/building/private-land-owners-near-victoria-s-beaches-to-lose-ability-to-develop-as-of-right">April 2014</a>) 
</li>
<li>“It’s clear that there is plenty of land for future development and plans to maintain supply. It is critical that we continue to identify land to drive industry, jobs and housing growth in regional centres. Melbourne is certainly in an enviable position because we have large tracts of land marked for urban renewal and new suburbs. We also have the largest amount of industrial land of all capital cities in the country.” (<a href="/news/vic/supply-to-continue-increasing-in-melbourne-minister-for-planning">January 2014</a>) 
</li>
<li>“Melbourne is proud to be developing some of the most innovative and advanced skyscraper designs in the world. While other skinny buildings are called ‘pencil towers’, this building displays a slender, twisting flower stem design. 54 Clarke Street has strong architectural features to ensure it embodies a slender, sophisticated style all the way from a 'webbed' foundation at ground level.” (<a href="/news/guy-approves-melbournes-most-skinny-tower-for-southbank">December 2013</a>) 
</li>
<li>“Southbank’s appeal for new residents is significant, as this ‘urban village’ is within our vibrant arts precinct and has immediate access to the Melbourne CBD, employment, public transport, the Yarra River, parks and gardens and other services … It also helps meet anticipated high population growth in the area, while also boosting livability for residents.” (<a href="/news/matthew-guy-approves-120-million-residential-tower-for-southbank">October 2013</a>) 
</li>
<li>“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.” (<a href="/news/vic/urban-renewal-project-a-game-changer-for-melbourne-cbd">September 2013</a>) 
</li>
<li>"Melbourne’s skyline will take a dramatic turn upward following the Victorian Coalition Government's approval of the Australia 108 tower.” (<a href="/news/vic/two-more-melbourne-high-rise-towers-seek-matthew-guys-tick-of-approval">April 2013</a>) 
</li>
<li>“We have an ageing population, those heading towards retirement have reduced wealth, and housing stress is a chronic problem for about 10% of households… Almost all of the city’s most affordable housing is in the outer suburbs with the inner suburbs out of reach to many renters and all but the wealthiest first-home buyers.” (<a href="/news/vic/matthew-guys-nine-step-plan-to-addressing-housing-affordability-in-melbourne">October 2012</a>)</li>
</ol>
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10 quotes from Planning Minister Matthew Guy on changes in Victoria

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Understandably, anything that costs first time buyers above and beyond their initial deposit is going to be a source of frustration.
Add to this <a href="/expert-insights/finance/how-much-stamp-duty-is-typical-and-how-much-does-this-add-to-your-mortgage">the current revelations about stamp duty</a> and it’s not surprising that having enough to pay this tax is also a consideration.
So, is there a concession if your buying your first home?
Unfortunately, not for all of you. Here’s the table that clears up what concessions are available (click to open in new window):
<a href="/images/2014/08/28/stamp%20duty%20chart%20aug%2028%20one.png" target="_blank"><img src="/images/2014/08/28/stamp%20duty%20chart%20aug%2028%20one.png" alt=""></a>
Source: State Revenue Offices/HIA
YOU MIGHT ALSO WANT TO READ:
<a href="/expert-insights/buying/what-does-a-home-really-cost-for-a-first-time-buyer">What does a home really cost for a first time buyer?</a>
<a href="/expert-insights/investing/couples-save-for-just-over-four-years-for-first-home-deposit">Couples save for just over four years for first home deposit</a>
<a href="/news/saving-that-extra-20-000-is-the-drag-causing-first-home-buyer-slump">Saving that extra $20,000 is the drag causing first home buyer slump</a>
<a href="/expert-insights/mastering-your-deposit-tips-to-boost-your-savings">Mastering your deposit: Tips to boost your savings</a>
</body></html>

Where do first home buyers get a stamp duty concession?

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

Joel Robinson

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.

[smartcode_project:default project_id=151449 project_image_fid=357458]

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.

[smartcode_project:default project_id=151449 project_image_fid=357469]

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."

[smartcode_project:default project_id=134951 project_image_fid=358802]

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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La Vera closes in on completion as Macquarie Park continues residential transformation

Brisbane developer Red &amp; Co's decision to include dual key apartments in its debut Gold Coast apartment development, <a href="https://www.apartments.com.au/new-apartments/como-varsity-lakes-22-lake-street-varsity-lakes-qld-4227">COMO Varsity Lakes</a>, is proving to be one of the project's biggest drawcards, with buyers quickly snapping up the flexible residences.

More than half of the project's 36 dual key apartments have already sold, helping drive COMO beyond the 50 per cent sold mark within the first month of launch.

The strong response highlights growing demand for apartment designs that can adapt to changing lifestyles, with buyers increasingly looking for homes that accommodate multi-generational living, provide rental income opportunities or simply offer greater flexibility over time.

Located on the shores of Lake Orr, COMO will deliver 156 apartments across 16 levels, with the dual-key residences forming a limited release within the broader development.

Each combines a primary two-bedroom apartment with a fully self-contained studio on a single title, connected by a shared foyer and lockable internal door. The design allows owners to house ageing parents, adult children or guests while maintaining privacy, or lease the secondary residence to generate additional income.

Just 17 of the original 36 dual key apartments remain available.

[smartcode_project:default project_id=135546 project_image_fid=367096]

The innovative configuration combines two fully self-contained residences on a single title, typically comprising a primary two-bedroom apartment alongside a separate studio residence, connected via a shared foyer and lockable internal door.&nbsp;

The model is proving particularly attractive to owner occupiers navigating changing family dynamics and the realities of the current housing crisis.&nbsp;

[smartcode_project:default project_id=135546 project_image_fid=363511]

<a href="https://www.apartments.com.au/project-marketer/npa">NPA</a>&nbsp;CEO Andrew Erwin said dual key living was resonating strongly with modern buyers because it delivered both financial flexibility and practical lifestyle benefits.&nbsp;

“The housing crisis and rising cost of living are fundamentally changing how Australians think about home ownership,” Erwin said.&nbsp;

“Dual key apartments provide a genuine solution for families who want to stay connected while maintaining independence. Parents can help adult children save for a future home, ageing parents can remain nearby without moving into aged care, and owners still retain privacy and flexibility.

“Importantly, buyers are also recognising the financial advantages. It creates the opportunity to generate additional income from part of the home without the holding costs associated with owning a separate investment property.”&nbsp;

[smartcode_project:default project_id=135546 project_image_fid=363509]

Unlike traditional dual occupancy arrangements, the residences operate under a single title, meaning owners only incur one set of body corporate fees, council rates and holding costs.&nbsp;

The secondary residence can also evolve over time - functioning as guest accommodation, a home office, creative studio or private retreat before later becoming an income-producing asset.

<a href="https://www.apartments.com.au/developers/red-co">Red &amp; Co</a>&nbsp;Director and Co-Founder David Laverty said the strong early sales reflected growing buyer urgency and changing priorities within the market.&nbsp;

“Securing more than half of COMO’s residences within such a short timeframe is an outstanding result and a clear endorsement of both the design and location,” Laverty said.&nbsp;

“Buyers are responding to the combination of location, connectivity and amenity, but ultimately it’s value relative to other East Coast markets that is driving enquiry.”&nbsp;

“We’re also seeing strong interest from owner occupiers looking for homes that can adapt with them over time. Flexibility has become one of the most important considerations for buyers in today’s market.”&nbsp;

[smartcode_project:default project_id=135546 project_image_fid=363515]

Designed by <a href="https://www.apartments.com.au/architects/bda-architecture">BDA Architecture</a>, COMO features a mix of one-, two- and three-bedroom residences with 2.7-metre ceilings and larger-format floorplans aimed at owner occupiers, downsizers and lifestyle-focused buyers.&nbsp;

The development will feature an extensive rooftop recreation and wellness offering including a 25-metre lap pool, sundeck, barbecue and dining areas, gym, sauna, plunge baths, landscaped gardens, wellness spaces and rooftop pickleball and paddleball courts.

The remaining dual key apartments range from 137 sqm to 167 sqm and include generous three-bedroom layouts with separate self-contained studio accommodation and dual parking.&nbsp;

Erwin said the dual key concept represented a broader shift in how Australians would live in the future.

“People want homes that can evolve with their lives,” he said.&nbsp;

“A dual key apartment can suit a family today, support an ageing parent tomorrow, and potentially generate income later on. That adaptability is becoming incredibly valuable in the current environment.”

Prices currently range from $2,115,750 to $2,583,000.&nbsp;

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Inter-generational living drives demand for COMO’s dual key apartments as housing pressures reshape buyer priorities 

Builder-developer&nbsp;<a href="https://www.apartments.com.au/developers/ceerose">Ceerose</a> has doubled down on its Leichhardt ambitions, lodging its second State Significant Development Application (SSDA) in the suburb in the last six months.

Their newest proposal seeks to transform a former industrial precinct into a new residential community centred around the adaptive reuse of one of the site's heritage warehouse buildings.

The new project, on a 6,930 sqm block at&nbsp;<a href="https://www.apartments.com.au/new-apartments/40-76-william-street-leichhardt-nsw-2040">40–76 William Street</a>, will bring more than 200 apartments to a suburb that has seen little to no new supply in recent years. It follows Ceerose's late 2025 SSDA for a mixed-use apartment project on nearby Parramatta Road, signalling the developer's growing investment in Sydney's Inner West.

Designed by <a href="https://www.apartments.com.au/architects/woods-bagot">Woods Bagot</a>, the redevelopment would involve the demolition of four existing industrial buildings while retaining and adaptively reusing the site's most significant warehouse. The retained structure would anchor a new residential precinct comprising five interconnected buildings arranged around a large central landscaped courtyard, with heights stepping from five storeys along the surrounding residential streets to 11 storeys at the William Street corner.

<img alt="First look: Ceerose returns to Leichhardt with 203-apartment adaptive reuse proposal at former warehouse site" data-entity-type="file" data-entity-uuid="7258c54c-8167-479e-8361-2d5fca9915b4" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%2010B%20-%20CGI%20-%20View%202.jpg?VersionId=S9DQfxu_jpcB5LrAEYFUbyMzg5odW6i5" />

According to the Architecture Design Report by Woods Bagot, the proposal "seeks to create a residential village centred around a generous green heart while celebrating the site's industrial heritage through the adaptive reuse of the existing warehouse building."

The development would comprise 203 apartments, with 188 proposed as build-to-sell residences, alongside 15 affordable housing apartments.

Rather than treating the retained warehouse as a standalone heritage object, Woods Bagot has sought to weave the site's industrial history throughout the masterplan. The proposal retains the north and west facades of the landmark corner warehouse, while new buildings reinterpret the site's brick-and-steel industrial language through their material palette and architectural expression.

<img alt="First look: Ceerose returns to Leichhardt with 203-apartment adaptive reuse proposal at former warehouse site" data-entity-type="file" data-entity-uuid="9e8c64c2-881b-49e1-8c90-6b6acaaa45b6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%2010C%20-%20CGI%20-%20View%203.jpg?VersionId=Qm8_8H_Xrg_sc4Mdjc59vlAcKF_5wRTb" />

The design is organised around what Woods Bagot describes as a "green heart", a landscaped communal open space that reinstates the leafy character removed when the site became an industrial storage facility. A new pedestrian laneway running through the site would improve permeability between William, North and Francis streets, linking residents through landscaped public spaces while activating the ground plane.

Residents would have access to communal gardens, rooftop open space and shared recreation areas distributed throughout the development. Sustainability has also been prioritised, with the project targeting an average 7.9-star NatHERS rating. Proposed initiatives include rooftop solar generation, rainwater harvesting, passive solar design, naturally ventilated lobbies, extensive cross-ventilation and the reuse of existing building fabric to reduce embodied carbon.

The adaptive reuse strategy became a defining feature of the application after heritage investigations found only one of the site's industrial buildings could feasibly be retained. The Heritage Impact Statement concludes that preserving the key warehouse façades while referencing the site's industrial character throughout the new development provides an appropriate balance between renewal and conservation.

<img alt="First look: Ceerose returns to Leichhardt with 203-apartment adaptive reuse proposal at former warehouse site" data-entity-type="file" data-entity-uuid="efffafdb-594f-4e2b-a067-921fd51c05e1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%2010D%20-%20CGI%20-%20View%204.jpg?VersionId=DPmE4.k16YRt0i27hEZVtJAffarpvUfx" />

"Retention and adaptation of the site buildings has been explored but found not to be feasible except for the tallest building, whose street facades will be retained," the heritage report states.

"The proposed building will interpret the brick and steel character of the subject site, including reuse of some components and construction of a large 'sawtooth' structure in the proposed open space."

<img alt="First look: Ceerose returns to Leichhardt with 203-apartment adaptive reuse proposal at former warehouse site" data-entity-type="file" data-entity-uuid="3bfef2b5-83f5-40cd-9cab-767092f34266" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%2010E%20-%20CGI%20-%20View%205.jpg?VersionId=7asb3i_ql4ybbuJOUb5UHBEIy0Q9t.DF" />

The William Street site is located around 300 metres from Leichhardt North Light Rail station and a short walk to Norton Street's retail, dining and hospitality precinct. The surrounding area has increasingly become a focus for urban renewal given its proximity to public transport and the Parramatta Road corridor.

Ceerose, founded by Edward Doueihi in 1998, has become one of Sydney's more active apartment developers, with completed projects including The Alex Collective in Alexandria, Abbie's Lane in Annandale, and the award-winning Munro House in Elizabeth Bay. They are currently delivering Belgravia, 17 luxury apartments in Potts Point.

Jennifer Duke

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