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Arden Group has chosen Hutchinson Builders to build Jade, their $200 million development in Queensland’s Albion.
<a href="/expert-insights/buying/arden-group-launches-200-million-albion-development">Jade</a>, located on Burdett Street, is expected to be completed by 2015, and includes one, two and three bedroom apartments from 60 square metres to 160 square metres, from $392,000 to $990,000.
Arden Group director Steven Walsh said that the commencement of construction indicates the beginning of the urban renewal of the inner north suburb precinct that will grow in lifestyle and residential attractions.
In total there will be 350 apartments across the Sage, Fern, Jasmine and Lotus buildings.
“We are delighted to have Hutchinson Builders on board and are looking forward to working with them to deliver the high quality and affordable apartment product in Albion,” Walsh said.
It includes a 22 metre lap-pool, three park areas, a spa and a gym, and spans a 1.4 hectare site.
Each apartment has at least one car parking space, some have two, and 50 or more visitor parking spaces will be included.
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jduke-EHk3XBmHkn

Builder chosen for $200 million Albion, Brisbane development

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A guarantor for your property is someone who signs on your behalf to help you get into the property market.
Using a guarantor can mean that you can purchase without saving a deposit and you may even be able to borrow the full purchase price and costs, although some lenders do require you to have some of your own equity to fuel into the purchase.
Essentially, they are a safety net for the lender, as they are expected to pay your loan if you default and if they do not then they will take their assets that may have been used as security – for instance, their home, which is usually the asset used. A mortgage is taken over their property by the lender.
The Commonwealth Bank explains that guarantors assist by helping you get into the market with a broader choice of home loan options. This may allow you to use more funds than you’d be eligible for without assistance and allows you to leverage off of their equity to buy your own property and reduces the likelihood of requiring LMI.
A guarantor’s ability to borrow is affected once they are standing for you, however the amount of the guarantee can vary from the full amount of the loan to just 20%. Discuss this with your broker, but often you can have the guarantee in such a way that the guarantor is only responsible for the % selected, in this case just 20%.
Mortgage Choice explains that a guarantor is involved in the loan until the guarantee is released. This may be done by building up equity in the property, and sometimes by paying some fees as well.
Who can be your guarantor?
Usually a guarantor is a parent, and many places require them to be an immediate family member. Some lenders extend this to grandparents, however there are a few lenders who allow non-family members, including ex-spouses, to stand in as guarantor. That individual will also need a healthy amount of equity in the property to be acceptable to the lender.
At St George, they call this a 'Family Pledge'.
They provide this example:
John is planning to purchase a $300,000 property with a $15,000 deposit (LVR of 95%), which means Lenders Mortgage Insurance (LMI) would be payable.
If John’s parents were existing St.George Bank Home Loan customers or had a freehold house and agreed to provide a family pledge guarantee of $56,500 as an additional security, the LVR would reduce to 80%.
This would result in the LMI premium requirement being waived, saving John up to $5,800.
Things to remember
Usually, a guarantor cannot help with a refinance and often just one guarantee is allowed per person. It is usually kept solely to residential property as well.
If you don't think you can repay the loan, or your concerned with how you will manage this, be open with the guarantor. They are also liable and you'd be wise to be transparent with them about your repayment abilities.
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What is a “guarantor”? Investment terms explained

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Finance commitments are on the rise for those buying new homes, and it appears that first home buyers are making themselves seen again with the second consecutive rise now being recorded, according to Australian Bureau of Statistics data.
Master Builders Australia chief economist Peter Jones pointed to the 2.2% seasonally adjusted rise as something that will “inspire continuing confidence” in residential building.
“The latest housing finance data for June also means that the rate of growth is up 10% seasonally adjusted through the year,” said Jones.
“First home buyer commitments rose for the second consecutive month, a positive sign for the industry that may herald a continuing return of first home buyers to the market,” he said.
Meanwhile, Housing Industry Association economist Diwa Hopkins said that this follows significant declines in the December and March quarters, but that the June 2014 quarter is now recording an uptick – at a modest 1% pace.
“Over the full 2013/14 fiscal year new home lending increased by 12%. With lending rates remaining very low, turnover in the established home market has risen, as have home prices. The residential construction industry has responded strongly to these signals,” she said.
“In terms of new home lending being a leading indicator of residential building, today’s housing finance figures suggest home building activity should continue its strong recovery as we progress through the second half of the year.”
However, CommSec chief economist Craig James pointed to loans for new home building hitting a four year high, with first time buyers lifting to 13.2%, and also noted that the number of owner occupier commitments generally was up by 0.2% in June, but the value increased by 1.8%. He noted that this was the biggest rise in seven months.
First home buyers’ loan commitments are still below the long-term average of 20%. Across Australia, the average home loan was $327,000, or 7.4% up on one year prior.
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Loans to new homes on a high, first home buyers re-emerging

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The REA Group is looking to trademark “realestate.com.au”, in a move that has irritated the Real Estate Institute of Australia (REIA) who are now asking them to withdraw their application.
REIA president Peter Bushby says that it could affect other companies’ ability to use the term “real estate” in their titles.
“Given recent media reports about REA Group, their timing with this latest move to register realestate.com.au could hardly have been worse,” said Bushby.
“REIA encourages competition through quality service delivery. REA once again appears to be making a technical grab for control of those things that belong to the industry at large. It has in the past tried to prohibit others from using the words “real estate” in their domain names.”
He notes a case where Real Estate 1 Ltd in October 2010 faced proceedings from REA Group against them for the use of their trading and domain name realestate1.com.au.
The court records, however, show that the realestate1.com.au business was directly intending to be competitive.
“Mr Luff was aware of REA’s realestate.com.au property portal business and understood that the property portal he intended to establish would be in direct competition with REA’s portal,” the records note.
He also had the site realcommercial1.com.au.
“REA makes no complaint about Real Estate 1’s use of the mark “realestate1” but when that mark is used in conjunction with “.com.au” in relation to the websites of Real Estate 1, REA claims that such use infringes its registered trade marks,” the court documents reveal.
“In my view, Real Estate 1’s use of the Real Estate 1 logo is not deceptively similar to REA’s realestate.com.au trade marks. I have arrived at the opposite conclusion in relation to the realcommercial.com.au trade mark and the use by Real Estate 1 of the realcommercial1 logo,” the judge noted.
“I have found that by using the marks realestate1.com.au and realcommercial1.com.au, Real Estate 1 infringed REA’s trade marks in all but one of the different uses alleged by REA. Otherwise, REA’s claims expounded at trial have failed.”
However, during the proceedings it was noted that “real estate” and suffix is a natural choice for many looking to indicate a real estate portal, noting that another of the three most popular portals – realestateview.com.au – has this feature.
Here were the others identified by the court as having this feature:
<ul>
<li>therealestate.com.au</li>
<li>realestateone.com.au</li>
<li>realestate1st.com.au</li>
<li>realestateworld.com.au</li>
<li>ingrealestate.com.au</li>
<li>realestateguide.com.au</li>
<li>realestatesource.com.au</li>
<li>westrealestate.com.au</li>
<li>abcrealestate.com.au</li>
<li>prime-realestate.com.au</li>
<li>loverealestate.com.au</li>
<li>bellrealestate.com.au</li>
<li>realestatewa.com.au</li>
<li>realestateplus.com.au</li>
</ul>
Bushby noted that ABS data in June 2013 found that there were 35,019 real estate businesses operating in Australia, with a substantial portion using “real estate” as part of their branding. {module Do you think REA Group should withdraw their trademark application for “realestate.com.au”?}
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Should REA Group be able to trademark “realestate.com.au”?

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First time investors, and even seasoned property buyers, can often fall into the trap of thinking that just because it sounds cheap it means it’s a good investment. 
While everyone loves a low entry level price, it just isn’t always the case that it's an astute buy and you’d be wise to look beyond the median price when considering areas in which to purchase.
Median prices in themselves are of limited usefulness. Be sure to understand how this figure is put together before reading median price lists (<a href="/expert-insights/investing/how-to-determine-the-median-house-price">this article here will give you a kick start</a>).
You’ll notice in the list of 40 suburbs we’ve put together that they are wildly below the state and territory averages, and for this reason some are in undesirable areas, some are in the middle of, quite frankly, nowhere and others have suffered for other reasons.
Zeehan, for instance, is an area frequently discussed by Property Observer editor at large Jonathan Chancellor as <a href="/expert-insights/letter-from-the-editor-property-investing-isnt-about-the-sexy-sales-pitch">somewhere investors purchased en masse</a>. They were speculating about property growth based on news that a mine was opening up. When it did, and subsequently closed just months later, prices crashed down again. It’s unsurprisingly now the cheapest suburb, based on median price, in Tasmania.
Some suburbs will be unable to shake off the factor holding their property prices back for many years. Whether it’s stigma, which has the potential to be changed, or distance from employment that doesn’t appear to be altering any time soon, be honest with yourself about why the locality is cheap, and what chances there are that this will ease.
It may be one of the cheapest properties you ever buy, but it may also work out to be one of the most expensive in terms of opportunity cost.
Be prepared to educate yourself, learn about the market, and go in with a critical mind.
It's also worth remembering not to follow the crowd. While <a href="/expert-insights/buying/where-are-victorian-first-home-owners-applying-for-grants">this list here might be where Victorian first home buyers are currently purchasing</a>, it doesn't mean it's right for you.
Turn over page for the 40 cheapest property markets.
<hr class="system-pagebreak">
Here are 40 suburbs, the five cheapest by state and territory, and their median prices as per the latest RP Data statistics.
Click on each of the suburb's headlines to see more statistics and local details about their property markets.
ACT
<a href="/news">Charnwood</a>
$390,000
<a href="/news">Macgregor</a>
$430,000
<a href="/news">Richardson</a>
$432,000
<a href="/news">Ngunnawal</a>
$434,000
<a href="/news">Holt</a>
$445,000
 
NSW
<a href="/news">Collarenebri</a>
$55,000
<a href="/news">Mugindi</a>
$65,000
<a href="/news">Binnaway</a>
$65,000
<a href="/news">Lightning Ridge</a>
$75,000
<a href="/news">Ardlethan</a>
$79,000
 
NT
<a href="/news">Zuccoli</a>
$240,000
<a href="/news">Tennant Creek</a>
$255,000
<a href="/news">Mount Johns</a>
$263,000
<a href="/news">Johnston</a>
$290,000
<a href="/news">Katherine South</a>
$300,000
 
QLD
<a href="/news">Cunnamulla</a>
$40,000
<a href="/news">Richmond</a>
$79,000
<a href="/news">Monto</a>
$98,000
<a href="/news">Morgan</a>
$131,000
 
SA
<a href="/news">Hawker</a>
$90,000
<a href="/news">Nangwarry</a>
$90,000
<a href="/news">Peterborough</a>
$90,000
<a href="/news">Coober Pedy</a>
$104,000
<a href="/news">Gladstone</a>
$128,000
 
TAS
<a href="/news">Zeehan</a>
$60,000
<a href="/news">Queenstown</a>
$68,000
<a href="/news">Rosebery</a>
$76,000
<a href="/news">Gagebrook</a>
$118,000
<a href="/news">George Town</a>
$128,000
 
VIC
<a href="/news">Kaniva</a>
$73,000
<a href="/news">Ouyen</a>
$75,000
<a href="/news">Jeparit</a>
$76,000
<a href="/news">Nyah West</a>
$78,000
<a href="/news">Pyramid Hill</a>
$82,000
 
WA
<a href="/news">Norseman</a>
$35,000
<a href="/news">Leonora</a>
$36,000
<a href="/news">Southern Cross</a>
$82,000
<a href="/news">Mount Magnet</a>
$83,000
<a href="/news">Kellerberrin</a>
$90,000
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The 40 cheapest property markets: Are they really a good place to buy?

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Buying a home is tough work for those doing it for the first time, and with low numbers of first home buyers being reported it’s not surprising that many think it’s beyond their grasp.
To provide readers some inspiration, Property Observer will regularly be sharing stories of first time property buyers, and discussing their motivations. If you want to be involved, email <a href="mailto:jduke@propertyobserver.com.au" target="_blank">jduke@propertyobserver.com.au</a>.
Our first new buyer is 25 year old Rhys Roberts. Employed full-time in human resources with the state government in Tasmania, he disclosed that his salary is $70,000 a year.
Last year, he purchased a house in <a href="/news">Lindisfarne</a>, Tasmania for $340,000 with an 80% LVR. Lindisfarne has a median house price of $370,000, and rental income just shy of $350 per week, according to RP Data. It's a 10 to 15 minute drive to Hobart.
THE PROPERTY
Lindisfarne, Tasmania
<img src="/images/2014/08/08/image1.jpg" alt="">
PURCHASE PRICE: $340,000
LVR: 80%
He describes the property as built over two levels, with the top level including two-bedrooms and one bathroom, and a kitchen. The kitchen and bathroom had both been renovated six months before purchase; however, the bottom level was unfinished with dirt floors and exposed concrete, including existing rooms that has been used as a laundry and a workshop.
<img src="/images/2014/08/08/Floorplan%20-%2012%20Sunnyside.jpg" alt="">
Part of purchasing this property was renovating it. Roberts notes that to date the costs have been minimal as an outlay for fixing it up, and with the help of his father to cut down labour costs they have done most of the preparation for the unfinished rooms downstairs. The costs, including planning, which involves an architect, engineer and draftsmen, total $4,500 at present.
When asked to project the costs to complete the renovation of the property, he admitted this was a little tricker.
"Initially, the renovation encompassed turning the existing rooms on the bottom level into usable spaces,” he said. However, very recently he has taken the decision to expand the project and include an extension from the back of the house.
He noted this was due to previously unidentified issues, but said that his hopes were for additional equity to be unlocked by adding this part to the project. While his initial cost project for the renovation were at $25,000, the extension as pushed this up to somewhere between $60,000 and $70,000, yet to be finalised.
<blockquote>
"When I was buying my first property, I found that there was a huge amount of information out there, but very little aimed at a novice."
</blockquote>
The initial plans included an added bedroom and bathroom downstairs and a cosmetic fix. The new extension will be another bedroom and bathroom in the extension, a deck at the back of the house, a study/gym and large laundry/storage room in one of the pre-existing rooms.
“As this was my first property it was important to get it right,” Roberts explained of his investment strategy for the property.
“So while it had to have good capital growth prospects, the Tasmanian property market had been slow and showed little signs of picking up in the short [to] medium term. Therefore, the most important aspect was the ability to create equity through a renovation,” he said. This equity would then help fund future investments.
Q&amp;A with Rhys on the next page. Please click below.
<hr class="system-pagebreak">
Property Observer asked Rhys Roberts some questions about his thoughts on investing, property and why he bought in the first place.
Where did your interest in property come from? 
Basically from my parents. They had held rental properties in the past, and as Dad was a builder they had built or renovated properties throughout my childhood.
How have you educated yourself about property? 
In my late teens I started to develop a keener interest in property (which stemmed from my first real job, and the realisation that I didn’t want to work for someone my whole life!). I read as many books and articles as I could get my hands on, and this continued into my early twenties, by which stage I began saving for my first property. At the time I bought it I thought I was pretty knowledgeable with property, but the buying process just highlighted how little I really knew. It was from there that I dug deeper and started reaching out to other likeminded people.
What was the journey to finding your first property? 
I’d describe it as “long” (well it seemed it to me!). I first became serious about buying a property at 20, but at the time I was at University and working part-time, so saving was fairly difficult. At around 22 I decided to hit the saving hard, and I was lucky to have a pretty well-paying job and few expenses, so I could save up quickly. Looking back at it now, it only took around 3 years of serious saving to achieve a deposit, which in the scheme of things isn’t long, but at the time it seemed like forever!
As for finding the right place… once I was ready financially, it took around 6 months to find the one. I was pretty set on what I wanted, though. I knew that given the market in Tasmania was going nowhere fast, I had to create equity in another way. I didn’t have the capital to undertake a development (and the risk was too high for a first home buyer), so a renovation was the chosen method! It can be pretty disheartening looking at property after property, but in the end it was worth it, as the perfect property eventually came up.
What has been your biggest pitfall and your biggest highlight in property to date? 
Biggest pitfall is the same as any first home buyer: lack of experience. There’s some things that research just can’t compensate for, especially given the depth and complexity of most property info out there. I’ve made mistakes, numerous ones in fact, but none of them have been disastrous, and I’ve learnt invaluable lessons from them.
Given that I don’t have a shiny portfolio property to brag about, I’d say my biggest highlight in property has simply been sticking to my goals and finding the perfect property. It would have been a lot easier to go with a 95% lend and buy a normal house, but I knew that wouldn’t get me where I wanted to be. Also, it’s not easy to be a first home buyer these days. Prices can be a barrier depending on where you live, and Gen Y have different priorities these days. When your friends are out partying and travelling the world, it can be tough to be working and saving… but I know it will pay off in the long run.
Have you had any hiccups in the renovation process so far?
The biggest hiccup was when I found out I couldn’t renovate on the bottom level to the extent I wanted. There were issues with the foundations that would have required a very expensive solution to fix if I wanted to continue with the original plan. The issues weren’t picked up by three builders, an architect or a draftsman, so they came as a surprise when the structural engineer identified them. Moral of the story is to involve the experts as soon as possible. Even if it costs a few hundred dollars to get someone along to give an opinion, it will pay off in the long run.
<blockquote>
The Tasmanian property market had been slow, therefore the most important aspect was that he was able to to create equity through renovation.
</blockquote>
In the end, however, it will work out better than previously. The renovation will work out better financially (and that’s the only result that matters to me), even if it takes a little longer. The number one thing I’ve learnt so far, and from my parents, is that you have to be flexible, able to problem solve quickly, and have endless amounts of determination and persistence.
What is the financial plan at the end of the renovation? 
I sincerely hope to never a sell a property I buy, as I don’t see the point. Property is a long-term investment, and barring a true property dud, selling negates future growth opportunities.
Once the renovation is complete I will achieve around $100,000 in equity. This is enough to give me options, which is the name of the game!
Would you renovate again? 
Definitely reno again. In fact, I aim to reno all investment properties I own. Even if it’s just a pure rental, a cheap and quick reno can add $10 or $20 onto the weekly rent, which adds up over the long-term.
What is the vision for the end of your property investing? 
My end goal is to be completely financially independent by 40. I classify ‘financially independent’ as never having to work another day in my life for another person, unless I choose to. I don’t like to use the word retire, as I’ll hardly be sitting on a beach for the rest of my life. There is a very long list of things I want to achieve!
As for specifics… My goal is for $1.5 million in net assets that are wholly income producing. Given likely returns this will be enough to give me a very comfortable yearly income to live off. To achieve this in 10-15 years I estimate I will need around $6 million in total assets by then. These figures will be adjusted all the time, though. I expect that by the time I get close to it, my goals will have completely changed!
What is your back up plan for if things go wrong? 
All of my investment properties will be under a discretionary trust and/or company arrangement (yet to be determined). In addition to this, I aim to always hold my first property in my name. Given the asset protection given by company and discretionary trusts, if everything were to go completely pear shaped, I would still have a property and my job to fall back on. Where possible, however, I aim to have an 80% LVR for all properties, as this provides a significant buffer, and also assists in keeping in the good books with lenders.
What advice do you have for other first timers?
Know what you want, and then work out the best way to get there. So many first home buyers rush into what is going to be the biggest financial decision of their lives so far (by a big stretch). Take the time to work out why you want to buy, because unless you know that, you’re opening yourself up for trouble. Maybe you’ll reach the conclusion that buying isn’t right for you, that renting suits your lifestyle needs better, and that’s fantastic! Decide what it is you want most, and pursue it with everything you’ve got.
It sounds like an intense plan, and Property Observer is keen to see how it pans out.
In the meantime, Roberts started up a site called <a href="https://www.thepropertydream.com" target="_blank">The Property Dream</a> to share information he had found and chat with other likeminded young investors.
“When I was buying my first property, I found that there was a huge amount of information out there, but very little aimed at a novice, and none that covered the buying process from start to finish for first home buyers,” he said.
“There were some resources that were close, but they always involved payment of some sort, and I think that such information should be freely available. It’s not a state secret, it’s basic information that everyone should know.”
He explains that given time he’d like to see a community of new buyers using the site, and sharing their own thoughts and information.
Are you a new buyer that would like to be profiled, or know someone who should be? Email <a href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
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My first property, a renovation and what I learnt: Rhys Roberts

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Nyko Property director Bill Nikolouzakis has attributed his company's 90% increase in sales in Melbourne in the 2014 financial year to buoyant property market conditions.
However, they sell through 228 intermediaries, with 73% in the financial services industry. This includes mortgage brokers, accountants and financial planners, with the other 27% being a mix of local and offshore estate agents.
“In particular, we had a very busy second half of the year (January-June) following the 46% increase in sales in the 2013 financial year, with demand from the SMSF sector playing a key role,” said Nikolouzakis.
Of their sales, 69% were made by the financial services sector. These were predominantly sales of townhouses and small apartment complexes in Melbourne’s suburbs.
The increase in demand from those selling property in the financial services is down to two points, he says.
This includes the financial services industry increasingly embracing direct property as an investment option, and SMSF trustees becoming more attracted to residential property.
A drop in SMSF investment, to 28% in 2014 financial year compared to 36% in the 2013 financial year, does not have impacted their overall positive views of the market.
“SMSF property investment is being driven by clients of accountancy and financial advisory firms and will continue to be a strong growth area for Nyko Property, despite the slight 8% drop in sales,” he said.
“While we might not see such a high increase in SMSF property investment as we did in 2013, we expect it to continue to be about 30% of our business,” he said.
“One in seven Australians invest in property so financial planners, accountants and mortgage brokers are starting to understand their SMSF clients are investing in property – with or without their advice.
“For those advisors who can value add for their clients by ensuring they are giving strategic advice both in terms of the property acquisition itself, as well as how it dovetails with the client’s investment portfolio, will benefit from growing investor interest in residential property,” he said.
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Financial services industry increasingly selling property, SMSFs playing a key role: Nyko Property

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Consumer Affairs Victoria is providing a free guide for those interested in buying or selling a property, from building insurance, to what counts as illegal bidding.
They have also provided some tips on the different selling strategies you might want to consider.
Consumer Affairs Victoria director Claire Noone said that this is likely to be one of the biggest and most emotional transactions you can ever make, and you’d be wise not to rush into it without educating yourself first.
"You are more likely to make the right choices if you are informed about your options and shop around,” Noone said.
Their top four tips
<ol>
<li>Research the market value of property in a particular area: check property data websites, attend auctions, speak with several estate agents, monitor auction results, and consider using the services of market appraisers. 
</li>
<li>Know your limit and get pre-approval for finance. Decide how much you are willing to pay for a property - ask the agent for the recent comparable sales results used to establish their price or price range. Get your own 'comparables' from independent sources. 
</li>
<li>Seek professional advice. We recommend buyers and sellers each engage their own lawyer or conveyancer to help you understand the contracts. If buying, consider getting a professional building and pest inspection. 
</li>
<li>Remove the emotion and make your judgment based on information.</li>
</ol>
Source: Consumer Affairs Victoria
You can access the <a href="https://www.google.com/url?sa=t&amp;rct=j&amp;q=&amp;esrc=s&amp;source=web&amp;cd=1&amp;ved=0CBwQFjAA&amp;url=http%3A%2F%2Fwww.consumer.vic.gov.au%2Flibrary%2Fpublications%2Fhousing-and-accommodation%2Fbuying-and-selling-property%2Freal-estate-a-guide-for-buyers-and-sellers-word.doc&amp;ei=FAzkU_2oMcPt8AWZ-oHQBw&amp;usg=AFQjCNHywzQuOMqkw5x4ykcP44FnnPSXTQ&amp;sig2=WsOw8RGH_b577POIc83BFw&amp;bvm=bv.72676100,d.dGc%20" target="_blank">whole guide from Consumer Affairs here</a> (PDF download).
You can also keep an eye on our first home buyer section, as well as have your questions answered in our Q&amp;As.
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Four tips for buyers and sellers: Consumer Affairs Victoria

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Gen Y Australians are increasingly taking on debt, and that’s before they even get to their first mortgage, according to RateCity’s Consumer Study August 2014.
The new research has revealed that respondents aged under 24 received their first credit card at an average age of 20. Of those who are 65 and older, the average first credit card age was 34.
CEO of RateCity Alex Parsons said that the trend is worrying, with young Australians taking on high levels of debt.
“Our research shows 42% of young people under the age of 24 have between $10,000 and $30,000 of personal debt, not including a mortgage,” said Parsons.
“Australians aged 24 and under are also four times more likely to get a weekly cash advance from their credit card than were their parents’ generation.”
He noted that 56% of Gen Y with a credit card have never had a $0 balance on their card in the past year, with 63% unaware of the interest rate they are paying.
“It’s a real concern, given that the average credit card rate is close to 17% – that’s a lot of interest we’re talking about there,” he said.
Credit card use is on the increase, with 1117,000 more incremental cards on the market now than last year, bringing the total to 15.5 million in May, according to the Australian Bureau of Statistics. RateCity noted that Gen Y was the most likely to sign up.
Parsons pointed to a shift in the way money is used – becoming a cashless society – that is potentially making people see funds as disposable.
“These are alarming new statistics and we think a number of factors are at play here, but regardless of the causes I’d urge young people to get in control of their money today to avoid a financial nightmare down the track – starting life in your 20s with tens of thousands of dollars can be crippling,” he said.
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Young Aussies struggling with debt, and we’re not even talking mortgages yet: RateCity

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The final level of Array, Mirvac’s Yarra’s Edge development, has been poured. It’s 40 metres high, and will see a crown mounted on the top, intending to become a Flinders Street skyline icon.
Residents’ settlement in the Yarra’s Edge development is currently expected for early-2015, with Mirvac group executive, residential John Carfi noting that this is a construction milestone for <a href="https://www.arraybymirvac.com/arrays-waterfront-homes" target="_blank">Array</a>.
<img src="/images/2014/08/08/Array_V20_Penthouse_360View.jpg" alt="">
“It has been encouraging to see such strong interest from purchasers, especially from our repeat purchasers at Yarra’s Edge. This is a real vote of confidence in the product and what Array stands for – luxury waterfront living,” Carfi said.
Array includes one, two, three and four bedroom offerings, and includes twin multi-level penthouses. It is eight metres from the water.
Another stage is also expected at Yarra’s Edge with the launch of 18 new strata-free homes, and a new residential tower that Carfi calls flexible and innovative.
By February last year, <a href="/expert-insights/buying/half-of-apartments-in-mirvac-s-array-development-in-docklands-sold">over half of the 205 apartments in the development had been sold</a>. Prices spanned $520,000 for a one-bedroom apartment to $7 million for a penthouse.
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Mirvac’s Array, Yarra’s Edge final level under construction

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.

Ceerose Founder Edward Doueihi told Apartments.com.au the developer’s long-standing presence in Leichhardt and the Inner West had given it a strong understanding of how the area has evolved and where its future opportunities lie.

“Ceerose has had a long-standing presence in Leichhardt and the Inner West, giving us a unique understanding of the area’s evolution and future potential,” Doueihi said.

“Having delivered projects throughout the region, we have witnessed the suburb’s transformation first-hand and understand the opportunities for its continued growth.”

Doueihi said that understanding also informed the planning process, with a comprehensive Stakeholder Engagement Outcomes Report prepared before the application was lodged.

The report identified the key issues and concerns raised by neighbouring residents and other stakeholders, allowing those matters to be considered and incorporated into the design where appropriate.

He said the delivery of additional housing would also play an important role in supporting the revitalisation of Norton Street and the Italian Forum.

“By increasing the local residential population, the development is expected to strengthen demand for local businesses, encourage further investment, and help restore the vibrancy that made the precinct a thriving destination in the early 2000s.”

<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" />

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.

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 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.

Doueihi founded Ceerose in 1998 and has grown the business to become one of Sydney's more active apartment developers in recent years, 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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