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The $30 million Mowbray East Brisbane mixed-use development from QM Properties has sold out all 56 one and two bedroom apartments.
The development is currently six months ahead of building completion, on the corner of Lytton Road and Manilla Street.
The ground floor commercial space is understood to be seeing strong interest.
QM Properties’ development manager Glenn Rix said that they have now acquired a site just 50 metres from this development, at 54-58 Manilla Street, spanning 1,214 square metres.
“Recent research reports confirm sales activity is strong and the sell-out of Mowbray and this recent acquisition reaffirms our belief that East Brisbane has all the qualities purchasers are looking for,” said Rix. 
“We attribute Mowbray’s success to its quality architectural design and a starting price of $339,000, combined with proximity to the CBD, multiple public transport options and lifestyle amenity.”
He said that the shifting demographic, with an increasing numbers of Gen Y buyers and middle-aged downsizers, are lifting the appeal of this area and other city fringe locations.
“The new mixed-use development will be similarly placed, providing an ideal market entry to the 4169 postcode and tapping into buyer desire for well-designed one and two bedroom apartments near employment and education hubs,” said Rix.
“We are currently finalising our plans for DA submission and hope to launch the project in early 2015, for completion by 2016.”
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The $30 million Mowbray, East Brisbane mixed-use project sells out

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SQM Research’s latest residential vacancy rates saw the national figures drop slightly during July – bringing the total to 2.3% nationally at 67,190 vacancies.
Higher vacancies across the country is a longer term trend and the rental market is remaining sluggish, explained <a href="https://www.sqmresearch.com.au/" target="_blank">SQM Research</a> managing director Louis Christopher.
Asking rents rose from 1.2% to 1.7% at capital city level.
“Perth rents have dragged down the overall result. It’s quite clear rents in Western Australia are falling quickly,” he said.
“Given our view that vacancy rates are likely to rise from these levels we are expecting a soft rental market for quite some time and certainly, well into 2015.”
Capital city vacancy rates
<ul>
<li>Melbourne – 2.6%</li>
<li>Perth – 2.5%</li>
<li>Brisbane – 2.3%</li>
<li>Canberra – 2.1%</li>
<li>Sydney – 1.8%</li>
<li>Hobart – 1.7%</li>
<li>Adelaide – 1.5%</li>
<li>Darwin – 1.4%</li>
</ul>
Source: SQM Research
Perth and Darwin are far above their July 2013 recorded vacancy rates, at 1.6% and 0.8% respectively, while Hobart has dropped since its 2.3% result a year ago.
Sydney and Melbourne have remained steady when compared to their July 2013 result.
SQM Research noted that the figures match landlord sentiment, with their Asking Rents Index seeing just a 0.7% lift for houses on a national level, and a 0.6% lift for units on a national level since 2013.
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National vacancy rates fall, but Perth drags down results: SQM Research

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On last night’s episode of The Block Glasshouse it was time for the contestants’ “jury” vote to be revealed on the third bedroom, hallway and study for each apartment with a $5,000 prize up for grabs.
However, this time they were casting their votes before knowing who the judges would prize $10,000 to. This forced the contestants to vote strategically, as each couple looked to vote for someone they thought wouldn’t win the judges’ vote.
While this ensured plenty of controversy for the latest episode, what was truly revealing was the gap in opinion between the judges and the contestants as they viewed the apartments without previously hearing other opinions.
Overall, it was Darren and Dee's apartment five that won another $5,000 – with the jury and the judges both independently deciding it was the best of the week.
While debate is raging over the voting tactics of the contestants, it’s an indication how buyers might actually respond to the apartments if they went onto the market outside of The Block.
While the judges were clear in what they did and didn’t like, it was clear that the right balance between functionality and design was crucial.
The episode re-iterated the last <a href="/expert-insights/building/the-block-glasshouse-functionality-crucial-as-study-and-guest-bedroom-revealed">five lessons lessons learnt form last night's episode</a>.
Here are the divergent thoughts on the five apartments:
<ul>
<li>Apartment One - Michael and Carline</li>
</ul>
While the light fitting was loved by the judges, it received mixed reviews from the other contestants.
However, the day bed and desk were universally liked- even while the impractically low chair was noted by most.
The room was said to be lacking a bit of warmth and softness.
In the bedroom, the exposed brickwork with feature lightning was called a standout by most of the couples, and they were particularly impressed with the clever styling.
However, it was called a bit ‘safe’.
OVERALL:  Splashy, large wow-factor items will divide a crowd. However, subtle exposed brick is a largely liked factor. The importance of making something practical, as well as stylish, cannot be understated.
<ul>
<li>Apartment Two – Chris and Jenna</li>
</ul>
While the judges were pretty unhappy with the room and the lack of the study, the jury was not as displeased.
The large number of plants and the “crude” look that the judges pointed out didn’t seem to be in the jury’s minds.
The wall that called the judges ‘squeezed’ but provided a walk in wardrobe was actually well liked by the other couples, who liked that there was a separate space.
They didn’t do a study and the attic saw the judges called it just a storage room. It divided the contestants, however they weren’t as negative about the change.
OVERALL: Removing a study was not a good decision to have been made, but the smaller bedroom space to bring in a walk-in wardrobe might not have been as devastating as the judges believed.
Article continue son the next page. Please click below.
<hr class="system-pagebreak">
<ul>
<li>Apartment Three – Karstan and Max</li>
</ul>
The concrete floors were loved by the jury and the judges, even while the judges thought it felt cold overall.
The large space was universally described as massive and the comment that it appeared like a hotel was most apt. However, the couples were impressed with the modern shiny laminate desk and shelves, while it split the judges who thought it was somewhat dated.
The main diversion of opinion came about from the large artwork in the bedroom, that the last episode suggested should have gone into the study. Brightened up with smart wall lighting options, some thought it was too large while others loved it.
However, the room did need something “added” – with suggestions of fabric panelling on the wall.
OVERALL: Again, big wow-factor items will divide, however bareness is always noticed and careful attention needs to be given to large areas. Temperature, coldness and the feeling of comfort should be carefully attended to.
<ul>
<li>Apartment Four – Shannon and Simon</li>
</ul>
The compact study area was liked by both the judges and the jury, and the skylight was also agreed upon as the stand out feature.
The clever use of spaces and levels with the ceiling, and the floating roof, left a huge impression on the jury.
Cosy, cute nook, and they liked the skylight – widely liked and called a stand out feature by both the judges and the jury.
The velvet tangerine bedspread left some divided, but overall the “vibe” of the room had most converted.
OVERALL: Bright colours that vary from neutral can be daring, but can work well with enough thought. It’s worthwhile considering different levels, skylights. The general ‘feel’ of a room can often be as important as individual features.
<ul>
<li>Apartment Five – Darren and Dee</li>
</ul>
Because of the choice of artwork, the jury loving this apartment before they’d even stepped into it. The judge’s winning pick from last week,  dubbed “modern colonial”, it seemed as though all the couples loved this the most as well.
The herringbone floor was loved, and the use of space with the see-through back of the desk to the yet-to-be-built stairs seen as standouts by the jury.
The guest bedroom was also widely liked as a little oasis and the canopy, while called a ‘mosquito net’ at one point, was also a hit.
Styling received mixed reviews, with the number of pillows and a decorative key prompting debate.
OVERALL: Styling can divide, but layered and neutral tones with a high attention to comfort is often worthwhile. Unique features and forethought into other areas and how it will play in will put you in a much better position.
Picture courtesy of Channel 9.
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The Block Glasshouse: Contestants' opinions reveal where styling truly works

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Perth’s median house price has dipped further since the close of June, but rents are holding steady, according to the Real Estate Institute of Western Australia’s (REIWA) latest July property price data. 
The preliminary data from REIWA shows the median price down 0.2% to $540,000. REIWA president David Airey notes that this may be due to weaker market activity in the centre of the metropolitan area.
“Our analysis suggests Perth’s median price for the three months to July looks to have fallen 1.8% from the market peak in the three months to April,” Airey said.
Turnover was also trending downwards by 10% on June and actually close to the April period.
Sales increased in Bayswater and Bassendean in July, by 10 transactions to 84 together. Joondalup also saw an increase, of 11 transactions to 64.
However, these were stand outs.
Belmont saw sales drop by 21 to 37, the western side of the City of Stirling dropped 21 to 114, the City of Swan dropped 21 to 37 and Gosnells dropped 19 to 144.
The western suburbs dropped the most prominently, by 44%. This took the sales down to 62.
Airey pointed to weak first time buyer activity for these soft results.
“Listings fell right across all sub-regions of Perth but the south east region through Armadale and Gosnells saw the strongest drop, with listings falling 11% and removing 167 properties from market,” he said.
Despite this, the rental market is holding steady and has done for three months. Median rent current sits at $450 per week – or $460 per week for a house and $435 per week for an apartment, unit or villa.
The Cities of Canning and Kalamunda both softened by $10 to $440 per week, while South Perth and Victoria Park dropped $20 to $450 per week.
Rental listings across Perth were up 4% with the greatest increase seen in the southeast subregion through Armadale and Gosnells, along with the City of Perth.
“Despite the general increase in rental listings, some areas saw a tightening in these with the biggest fall being noted in the western part of the City of Stirling, down 37 properties to 292,” Airey said.
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Perth median house price drops, but rents holding strong: REIWA

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Looking at where the most affordable dwellings are within 10 kilometres of each city’s CBD, RP Data’s research analyst Cameron Kusher paints an intriguing picture of each state and territory’s apartment markets.
The list, which spans from Sydney’s cheapest, <a href="/news">Wolli Creek</a> for a $710,303 median house price, to Hobart’s <a href="/news">Clarendon Vale</a>, for a $159,159 median house price, includes the five most affordable suburbs for houses and units within each capital city.
Kusher notes that investors and owner occupiers may be surprised by the data, which suggests affordable inner city options exist.
“We’re witnessing a familiar trend across most cities where demand for housing is particularly strong across the inner city areas of the city,” said Kusher.
“With low mortgage rates, buyers are battling it out to purchase homes close to the city centres - of course areas closer to the CBD tend to be much more expensive than those areas further away.
“Inner city suburbs are also generally better serviced by both essential and desirable amenities such as schools, medical services, shopping centres, social amenity, roads and public transport infrastructure,” he said.
He explained that in Sydney and Melbourne the cost of housing remains expensive, even on this cheapest list, due to high demand and low supply. While units are an alternative to houses for some to access the market, there are still restrictive price points.
He also noted that the cheaper areas that emerged on the list are often seen as less desirable, but are in urban renewal areas. For this reason, he suggests that home values may increase as mortgage rates remain low and buyers are priced out of houses.
“This scenario creates good opportunity for other city areas - if buyers can’t afford to purchase a home within the inner city, they will most likely look to those locations that tick as many of the inner city boxes, just at a lower price point than the inner city areas,” he said.
“Given this, suburbs featuring quality public transport connections, abundant retail and social amenity, quality schools and medical amenity will likely see renewed interest as inner city buyers look to these more affordable alternatives.”
See over page for the city by city breakdown.
<hr class="system-pagebreak">
<img src="/images/2014/08/19/rp-data-aug-19-one.jpg" alt="">
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The most affordable inner city suburbs: RP Data’s city by city reveal

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Finishmyhome.com.au, an unregistered home renovation company, and directors Paul Edward Ovens and Allesandro Giuseppe Iovene, were successfully prosecuted by the Building Commissioner over registration and contractual offences. They were ordered to pay $41,200 of fines and costs.
The proceedings were finalised in the Perth Magistrates Court earlier this month. Both directors plead guilty to five charges about renovating a Roleystone property between May and August 2011 and a Maylands home between September 2012 and April 2013. The work totalled $296,000.
They did not have the necessary registration or home indemnity insurance.
Building Commissioner Peter Gow said that the actions were plain irresponsible.
“For instance, the absence of home indemnity insurance puts the consumer at significant risk of financial loss if the builder cannot complete the building work or meet a valid claim for faulty or unsatisfactory building work because of death, disappearance or insolvency,” he said.
“Consumers should protect themselves by checking their building service provider holds the required registration or licence before engaging them to carry out work.”
Investors can check the licensing of their builder <a href="https://www.commerce.wa.gov.au/buildingcommission" target="_blank">via an online database</a>.
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Unregistered Perth home renovation company and directors ordered to pay $41,200

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Project manager Michelle Hosking last week pleaded guilty to 12 charges relating to two renovations in Croydon North that resulted in a cost blow out of more than $120,000.
Hosking was fined $15,000 in Ringwood Magistrates’ Court after managing the renovations without the required contracts, insurance, registration or permits, according to the Herald Sun. She was also ordered to pay costs.
The Victorian Building Authority’s Cheryl Lewis said that Hosking had drafted three page contracts that failed to meet requirements. She had previously only undertaken commercial office fit outs.
The Herald Sun <a href="https://www.heraldsun.com.au/leader/east/woman-behind-cost-blowout-of-120000-on-croydon-north-renovation-convicted-and-fined/story-fngnvlxu-1227025947257" target="_blank">reports</a> that Lewis told the court the home owners paid $124,000 more than the contract price for the renovations and that cost blow outs had occurred.
It was also reported that Hosking took deposits above the maximum allowed 5%.
The work on both houses was completed.
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Project manager fined after $120,000 renovation cost blow out

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The owners of Melbourne’s Total House, AXF Group, are challenging the building's heritage listing with the intention of demolishing the building to make way for a new 70 storey hotel and apartment tower.
In May, Heritage Victoria gave the site at 170-190 Russell Street, its heritage listing, declaring it of cultural heritage significance for the state. The committee noted that it “is a notable, highly intact, distinctive and early example of Brutalist architecture in Victoria”.
AFX Group argue that as the property was not previously included in the Melbourne Planning Scheme Heritage Overlay that it was not considered of local, let alone state, significance. However, the nominators argued that the omission was an administrative error.
Currently, there is a campaign to protect the building from Melbourne Heritage Action, who worked to put Total House, currently a car park, on the heritage register after hearing it had been purchased by a developer in 2012.
Photo courtesy of the State Library of Victoria, via <a href="https://melbourneheritage.org.au/2014/05/04/total-house-succesfully-nominated-to-heritage-register/" target="_blank">Melbourne Heritage Action</a>.
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Developer challenges Melbourne car park’s heritage listing

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Prospective buyers visiting auctions or looking at the market may have heard the term “passed in” before.

The quick summary is that this means that the reserve price has not been met and therefore the property has not managed to sell at the auction.

[smartcode_project:default project_id=22699]

This does not necessarily mean that the property doesn’t sell on the day – often, the highest bidder will be taken inside for further negotiations and the property may sell straight afterwards.

Century 21 notes that it can be frustrating for the vendor to have a property passed in at auction and it can be emotionally charged. They note that it is always a potential outcome and to ensure you have chosen an agent who will be able to best negotiate on your behalf if you are unsuccessful with selling during the auction.

[smartcode_project:default project_id=27728]

“Many prospective buyers will even increase their offering from what was bid at auction in order to secure the property, sometimes reaching the reserve price,” they advise.

In some states, the highest bidder has that first right of negotiation.

If the property passes in on a ‘vendor bid’ this means that the vendor has used their hand and no other bid was made past theirs.

If you don’t know what a vendor bid is, you <a href="/expert-insights/buying/what-is-a-vendor-bid-property-investment-terms-explained">can read our explanation here</a>.

[smartcode_project:default project_id=3565]

If you’re the highest bidder and it is passed in, there are some things you can do to ensure it swings in your favour.

Firstly, understand that it doesn’t mean the property is a dud because it has passed in. The auction could have been lacklustre, and there could be any number of things causing people to keep their hands in their pockets on that day. 

You can read <a href="/expert-insights/buying/what-to-do-if-you-are-the-highest-bidder-for-a-property-that-is-passed-in">this guide from buyer’s agent Warwick Brookes</a> on what you’re supposed to do if you are the person with the first right to negotiation.

“Don’t be frightened to say things like, 'This is already at the upper end of what I think the property is worth' even if that is not the case. If there are no other buyers in sight and everybody has left except yourself, then minimise the amount you are willing to counter-offer,” Brookes advises.

And if you don’t have first right? It may end up on the market again. It’s also worth giving the agent a call and saying you’re still interested, or waiting around to see how the first prospective buyer responds.
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What does “passed in” mean? Investment terms explained

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Last night’s The Block Glasshouse saw the contestants reveal their study, hallway and guest bedroom.
It turned out that while style is crucial, it cannot be to the detriment of functionality, or vice versa.
Stress was high as cabinetry was delayed for a number of the couples and a lack of sleep and poor planning hindered many.
The week three winners turned out to be Darren and Dee (bedroom pictured above, courtesy of Channel 9).
Here are the judges’ thoughts on the rooms presented, and the five lessons Property Observer thinks that every budding renovator should keep in mind.
<ul>
<li>Michael and Carline</li>
</ul>
The room had the guests say ‘wow’ as they walked in, with a strong lighting feature and nice design elements.
On first walk around, it looked as though it was going to be a largely position situation. The large desk, that could easily fit two people, was pointed out as a great functional positive, as was the access to natural light, and the brass detailing was considered ‘on trend’ for both the bedroom and the study.
The day bed was also well received for both its colouring and design, and functionality again with plenty of space underneath for storage.  
However, when the judges tried out the desk chair it turned out to be far too low to be practical – eliciting some humour about actually working in the space. Not a huge positive for the room.
They also liked the use of the colour black – while it can enclose a room, and should be used carefully, they were impressed with Michael and Carline’s use of the colour.
Overall, the modern rooms were considered well-suited to the geography of the area sharing that urban environment style that buyers would be a fan of.
<ul>
<li>Chris and Jenna</li>
</ul>
The critque of Chris and Jenna’s space wasn’t hugely positive. They’d skipped the study, which was a huge “no no” in the judges’ eyes who noted that when buyers will be comparing the five properties for sale at one time they would consider the lack of a study a detriment.
Instead, they’d presented an attic, which was called “just storage”.
In the bedroom itself, they were also largely unimpressed. With nine plants, and a potting bench at the end of the bed, the inclusions were noted as “inappropriate for the room” and more suited to a gardening centre. Exposed screws at eye level on the shelving was also considered as a bad decision. They noted that the backdrop had made the expensive exposed timber look cheap.
The judges said that the wall, which was in the middle of the room, made a large space feel compressed.
The one positive, a nice chair, was hidden away, while the walk in wardrobe was noted as good but the mirror was in a strange position.
Article continues on the next page. Please click below.
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<ul>
<li>Karstan and Max</li>
</ul>
The main positive in their study, hallway and room was the choice to have polished concrete throughout, which was an unusual decision enjoyed by the judges. Karstan and Max hoped it might help sway the buyers on the selling end.
While a lot of debate went on between Karstan and Max over choosing a clock or an artwork, instead electing for a clock that they thought acted as a piece of art, the judges wanted to see something bolder in this space for more impact. The artwork in the bedroom was widely liked.
Heading for the “less is more” vibe, it appears they may have headed too far and left it feeling too spacious and unfinished, rather than showing a high end grand look.
The study area, with white laminate on the desk and shelving, left the judges somewhat divided. They all considered it functional, but debated whether it didn’t seem particularly contemporary.
Other than the artwork, the rest of the bedroom was also said to leave them cold. While they had left a blank canvas for prospective buyers, they suggested that perhaps it had been left a little too blank.
Instead, the ceiling feature that was one of the room’s selling points should have been shown off with a nice light feature, rather than bringing everything to floor level.
Overall, the judges felt the flesh on the bones was missing and could do with some revisiting before showing it to buyers down the track, although noted it was all easily fixable.
<ul>
<li>Shannon and Simon</li>
</ul>
Structural issues left Shannon and Simon appearing worse off earlier in the piece, with the beams and ceiling being obstacles. Late deliveries also plagued them when it came to cabinetry.
However, they shone to the judges with their skylight. Unlike Karstan and Max they had managed to lift their eyes to the roof to see something special, and they considered it a very clever choice adding some wow factor in the stairwell.
The sizing felt cosy but not claustrophobic. They separated off a space that was functional, but had style.
The guest bedroom include a burnt orange velvet through, a risky choice that the judges actually liked – even paired with the leopard print towels.
Small decisions added up into a successful run with the judges with attention to detail being noted – for instance, the recess for the curtains and other smaller architectural decisions.
The judges noted that the storage amount was perfect, simple and discreet.
<ul>
<li>Darren and Dee</li>
</ul>
With an extra $5,000 to work with, big things were expected from Darren and Dee and they didn’t disappoint.
Dee regularly discussed how much she wanted “drama” in the room. At first, this sounded worrying, however her decisions worked out well as she looked to move the eyes away from a room with no exceptional features and, in her words, “just weird shaped”.
A smart decision led the couple to using parquetry floors throughout the apartment, which were much admired by the judges.
They had a smaller space than the other couples for the study, however they managed to provide a high-end look and a space that was still usable, which the judges were happy with.
There was plenty of impact, however it still managed to remain pulled back.
In the bedroom, a canopy bed and some clever styling was said to be attractive and would likely bring in buyers from the expensive neighbouring suburbs.
Unfortunately, the slider door track and gap were still visible and should have been hidden in the bulkhead with the small finishes needing some work. Darren and Dee noted that they had ordered some.
Overall, it was said that they’d easily entice buyers to feel like this could be their home and that they were set to deliver for a good auction.
Five lessons for every renovator from the Block on the next page. Please click below.
<hr class="system-pagebreak">
Here are the five lessons for every renovator to takeaway from this episode of The Block
<ul>
<li>Functional and stylish – don’t forget both elements</li>
</ul>
There’s no point making something beautiful if it can’t be used in the way intended. Renovators should consider how a room is used as well as how it looks.
Storage, access and use are just as crucial as giving something a contemporary, high end and luxury look.
<ul>
<li>Be firm with your suppliers</li>
</ul>
Many couples were faced great difficulty trying to get the cabinetry from their suppliers, leaving some installing it 45 minutes before completion time.
Some strict words did assist with speeding up the process. It’s crucial to let your suppliers know your expectations. Leave plenty of time as a buffer for any delays.
<ul>
<li>Budget</li>
</ul>
While this time round the majority of the couples did well with their budgeting, Carline managed to max out their credit card earlier on in the piece by overspending on pricey fabric and making other extravagant purchases.
Budget ahead of time, know where the bang for your buck items are. Think smartly about your spending choices. Some DIY furniture saved Michael and Carline in the end, using timber that was on site, however it could have worked out far worse.
<ul>
<li>Find a focal point</li>
</ul>
The couples that did the best knew to focus on a “wow” factor, and focus the room around that point. Those that missed out dressed either all of their room too much (such as Chris and Jenna with too many plants) or not enough.
Think of the point of difference – a clever skylight, or a canopy bed – and enhance this with your styling.
<ul>
<li>Teamwork</li>
</ul>
Communication and strong team work are crucial when you’re suffering from lack of sleep, structural issues and a short time period. Many couples were unable to make decisions between them, or to trust each other to make choices. It’s crucial to stay in touch, to know whose is responsible for which task and to choose who will do what.
A level headed approach also helps, with Shannon and Simon having a couple of issues with trusting each other but in the end managing to keep positive and good humoured despite all the problems.
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The Block Glasshouse: Functionality crucial as study and guest bedroom revealed

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.

&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.

[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>.

[smartcode_project_cta:default project_id=151449]

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.

[smartcode_project:default project_id=134951 project_image_fid=368645]

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.

[smartcode_project:default project_id=134951 project_image_fid=364551]

<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.

[smartcode_project_cta:default project_id=134951]

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;

[smartcode_project_cta:default project_id=135546]

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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