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We all love to save money, sometimes through DIY-ing, and so it comes as little surprise that some consider undertaking the sale of their property themselves.
But should you be considering this?
In mid-2013 a website called Agent in a Box launched  and, like a number of other services available, it aims to help property sellers do just that – go it alone. 
Co-founder of the site, Craig Heppell, told Property Observer that it’s not about doing agents out of a job, it’s about offering consumers an alternative. He comes to the project with 12 years in front line real estate marketing, negotiation and sales.
“There are plenty of listings to go round,” he explained.
The idea occurred to Heppell after the global financial crisis. As a traditional agent at the time, he explained that when he presented offers to vendors they were showing more interest in negotiating the commission than the price and the terms on the contract. With this service, charges cost $399 or $699, and it includes online exposure, signage, local sales analysis, marketing tips, process advice, support and negotiation services.
“We are now operating in a ‘Save and Seek Value’ consumer driven economy, and I know, intuitively, that every potential home seller asks themselves this questions when they think about selling, “Maybe I could do it myself?”  They can and online consumerism is here to stay,” he said.
Australia-wide they have had 400 properties listed – though it was a slow start with just two in the first month.
It’s clear that the popularity of the site is picking up.
Just Think Real Estate’s Edwin Almeida said that as a real estate agent there are three points that come to mind when the question about selling without agents is asked.
The first, he explained, relates to a comment made by John McGrath on 2UE, where he said that in the current market all you need is a signboard with your phone number and the words ‘For Sale’.
“The second reason I am a believer in vendors achieving the same results as ‘most’ agents, is the market conditions,” Almeida explains.
“Just about anything placed on the market is selling and I have seen this firsthand in sales across most of Sydney. At times even I have been alarmed at what people are paying just to get into the market due to supply being low, and coupled with interest rate lows as well.
“More alarming is the fact that banks have also increased their LVR ratios to 95% to facilitate people into the market.”
In addition to this, he said, is the exposure property listings get through online portals.
“For instance, private listings can be placed on one of these portals (listings by people that wish to sell their own homes). There are other portals such as those on Gumtree, these portals can be used to showcase property sales and rental listings for no charge,” he said.
However he warned that not all home owners have the required skills for real estate – particularly those without negotiation skills or marketing knowledge. The top real estate agents across Australia are usually highly skilled individuals, and it is unlikely that most untrained home owners would be able to mirror their success.
“Once again there are websites both free and pay-for-service that can assist DIY vendors,” said Almeida.
However, in a market that’s not so hot, or for those with a property that’s unique or difficult, it may be a different story.
{module Do you think it’s wise to sell without the services of a real estate agent?}
YOU MIGHT ALSO WANT TO READ:
Catherine Cashmore on <a href="/expert-insights/investing/the-unglamorous-life-of-a-real-estate-agent">the unglamorous life of a real estate agent</a>
<a href="/news/five-lessons-from-selling-houses-abroads-andrew-winter">Five lessons from Selling Houses Abroad</a>'s Andrew Winter
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jduke-EHk3XBmHkn

Would you sell your property without a real estate agent?

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The subtly marketed Sydney Olympic Park Opal Tower has selected Bates Smart to undertake the architectural design.
The 30-level apartment <a href="https://www.propertyobserver.com.au/Opaltower.com.au" target="_blank">Opal Tower</a> from developer Ecove will have green walls and elevated communal courtyards every five levels.
It is the fourth residential building from Ecove and will be the most prominent of the Australia Avenue set.
 Bates Smart had previously designed stage two and three – Australia Towers II and One Australia Avenue, which are scheduled for completion in late-2014 and mid-2015 respectively.
Australia Avenue II is 25 storeys, while One Australia Avenue is 30 storeys. All three of the towers have so far sold out, with 216, 287 and 320 apartments for the three stages.
Opal Tower will bring large four-bedroom apartments to market of around 160 square metres internally, and on the upper levels with views to Homebush Bay, Sydney CBD and Bicentennial Park.
Marketing director of Ecove, Sue Ballesty, said that they are an alternative to a family home and that these are something in retrospect they would have built previously.
“We will be one of the few apartment developers in Sydney catering for families,” said Ballesty.
First tower, Australia Towers, currently has more than 600 residents since its 2012 completion.
“The influx of residents has made Sydney Olympic Park into a fully functioning suburb,” she said.
“There is a real sense of community here, and residents appreciate the benefits of living in the sporting and entertainment heart of Sydney and having 430 hectares of parklands as their backyards.”
Marketing isn’t <a href="/expert-insights/buying/subtle-marketing-but-opal-tower-not-expected-to-see-bad-luck">expected to start until later this year</a>.
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Sydney Olympic Park’s Opal Tower selects architect

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A Kooyong Village freehold retail opportunity has been listed for sale, the first time a property has been listed in the area for nearly five years.
473 Glenferrie Road, Kooyong inlcudes a ground floor retail premise of 174 square metres and a first floor two-bedroom residence of 75 square metres. The property includes a 6.7 metre frontage to the street and is on a Commercial 1 zoned site.
The freehold opportunity is up for 14 August auction, through Gorman Kelly agents.
The brick building had been trading as a licensed grocer since the 1960s, and is currently leased to Kooyong Cellars on a five year term plus option on $61,983 net per annum plus GST and outgoings.
Selling agent Chris Alcock expects interest around the $1.5 million mark, noting that on investigation only 15 freehold properties are located on this section of Glenferrie Road.
“There has been little or no sales activity here for the past five years with only one recent sale – which shows just how tightly these Kooyong properties are held,” he said.
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Retail opportunity opens up in tightly held Kooyong

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The Real Estate Institute of New South Wales’ president Malcolm Gunning has spoken out against the proposed removal of requirements for what he calls the “big end of town” shops. 
Gunning argues that removing the requirement for agents involved in large commercial property transactions to be licensed is “nonsense”.
The removal of the protections under the Property, Stock and Business Agents Act, which Gunning says is being fast tracked without a review process, is being opposed by the REINSW, who say that they are being pushed through as cutting red tape.
“This is of grave concern to REINSW and our members. There is an established process to consider the impact of the removal of these protections and we will not stand by and allow this to happen without proper due diligence,” said Gunning.
He said that, in actual fact, more procedures to protect consumers should be brought into place to avoid eroding the standards of the progession.
“Removing these licensing requirements means the protections associated with trust accounts are lost, material fact in regard to premises no longer needs disclosure leaving the door open for unlawful behaviour,” he said.
He noted that they are submitting their concerns to the minister aiming to exclude the changes from the Act – which is expected to come into force on 1 September.
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Removing licence requirement for agents involved in large property transactions is “nonsense”: REINSW

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A Queensland seafood restaurant and function centre in Scarborough, Brisbane is up for sale.
The award-winning Morgan’s Seafood Restaurant is going to market through Ray White Commercial Brisbane Northside, along with the Sunset Blue Function Centre at Bird O’Passage Parade.
Being marketed through agents Robert Rey and Ellie McGovern on behalf of the Morgan family.
“Rick Morgan has built Morgans into one of the most revered seafood restaurants in Queensland,” Rey said.
The restaurant, and its Teppanyaki Room, opened in 1992 and specializes in Australian sourced, grown and produced seafood.
Sunset Blue is a function and wedding centre seating 50 to 200 people, explained McGovern.
“The centre offers a spectacular location on the stunning Scarborough Boat Harbour overlooking Moreton Bay and the Glasshouse Mountains,” she said.
The property is available via tender campaign, which closes at 4pm on 29 August.
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Award winning Scarborough, Brisbane seafood restaurant up for sale

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New vegan food outlet Supercharger Wholefood, from the brains behind Bar Napoli – George Incretolli and Paul Mathis – will be opened in Lonsdale Street's Emporium Melbourne.
Pizza joint Bar Napoli is located on Emporium's third level shop 3027.
It will be located in the Café Court level three food court and will be staffed by a crew of seven chefs. It calls itself a "micro cafe".
They will trade seven days a week, from 10am to 7pm, with hours extended until 9pm on Thursdays and Fridays.
The café court is home to a number of popular outlets, including Subway, Starbucks, South Melbourne Dim Sim, I Love Pho and Charlie &amp; Co. Burgers.
Paul Mathis, who refers to the store as Supercharger, told Property Observer the opening will be in August either on the 21st or 22nd.
Currently looking for staff, their advertisements suggest the food will be modern vegetarian, perhaps with a raw and ‘superfood’ aspect to it, but mainly vegan. Their menu is likely to include soups, juices, salads and fermented foods. Vegans should note that they may use some honey bee pollen and potentially other dairy products - the official menu is set for release next week.
The sneak preview of menu ideas includes early morning breakfast porridges, including bircher museli with orange juice and tropical fruit; and jasmine rice congee with ginger and spring onion.  Sides and snacks include dishes such as house made roasted kale chips with paprika and sea salt, chia and amaranth zucchini and mint fritters and "air fried" chips.
For lunch and dinner, you choose a 'base' served in a large mixing bowl, which is then paired with either a warm or cold option and then a protein. For instance, you may choose mashed peas with avocado and coconut oil, combined with Ayurvedic style red lentil dhal and kombu broth simmered seitan.
Ferments, grains and vegetables are all looking like stars of the dishes, and all appear to be at very reasonable prices.
Lonsdale Street and surrounds are home to a number of successful organic and vegan eateries.
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Supercharger Wholefood to open at Emporium Melbourne in August

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Forget just paying for an apartment or a house and land package alone anymore, the past few years have seen apartments promise all sorts of whistles and bells to net in a buyer.
Here are the top five that got us talking.
<ol>
<li>
Vehicles From <a href="/expert-insights/buying/developer-offers-free-scooter-but-no-car-park-to-encourage-off-the-plan-apartment-sale">scooters in an apartment development with no car parks</a>, to <a href="/news/vic/vespa-offer-to-entice-buyers-to-south-yarra-one-bedroom-apartments">Vespa’s in South Yarra one-bedders</a>, this has been an increasingly popular option. In the last couple of years, cars have also been seen as offered with an apartment – with a free Toyota worth up to $40,000 offered by Peet for house and land buyers. Even <a href="/expert-insights/buying/melbourne-apartment-buyer-enticements-include-rental-guarantees-marina-berths-and-even-a-boat-ride-as-market-ripe-with-new-offerings">free marina berths on a leasehold arrangement</a> and a boat ride were offered for a period of time. 
</li>
<li>
Food supply Established properties have seen incentives like a year’s supply of ice-cream, and off the plan and new developers have gotten in on the action. Bringing <a href="/expert-insights/investing/food-trucks-latest-marketing-technique-for-developers">food trucks, and even cooking classes</a>, to launch events and buyers – the stomach is certainly the way to some peoples’ pockets. 
</li>
<li>
Qantas Points In September 2013, it was <a href="/news/frequent-flyer-points-might-be-a-gimmick-but-will-off-the-plan-buyers-be-attracted-by-the-incentives">frequent flyer points that took out Property Observer headlines</a> as the latest marketing techniques. A number of developers offered this incentive, from $1 for 1 point, to a certain number of points for each buyer. 
</li>
<li>
Financial incentives In 2012 all the rage was about <a href="/expert-insights/building/from-10-000-to-50-000-residential-developers-tempt-buyers-with-incentives">financial incentives to buy</a> – developers covering half of your deposit, or taking $10,000 off for those who purchased early. Time-limited discounts are also regularly seen. 
</li>
<li>
Furniture packages An increasingly common incentive is the furniture package – allowing buyers to move in to their carefully selected and furnished property. A number of developers include this for their developments, such as at Studio Nine. Usually, these <a href="/news/qld/close-to-11-million-of-new-apartment-sales-recorded-at-mon-komo-development-redcliffe">furniture packages</a> will have an interior stylist behind them.
</li>
</ol>
What unusual incentives have you seen offered to prospective new property buyers?
If you're marketing off the plan, you should consider signing up to the <a href="/news">Property Observer/Investorist free webinar off the plan marketing masterclass</a>.
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Five unusual new build marketing incentives

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Victorian Planning Minister Matthew Guy has approved the rezoning of land outside Mildura, paving the way for a $174 million biomass power plant.
However, it might not mean that property prices will skyrocket in the town, which sits a six hour drive north-west of Melbourne.
Providing a rezoning approval for the multi-million dollar project, it was noted that land at <a href="/news">Carwarp</a> was given approval for the 35-megawatt power station with 18-kilometre electricity transmission line and substation.
“Transforming plant waste into a new source of power has numerous benefits for the region and our environment. Residents are likely to see lower power bills, farmers will have a new income stream and the local economy will be bolstered by new industry and jobs,” Guy said.
  “With an increasing focus on renewable energy, long-term planning for the region has identified this opportunity to expand on traditional regional industries to drive jobs and economic growth.
“As envisaged in the Loddon Mallee North Regional Growth Plan, the region is quickly becoming a centre for investment in sustainable energy production, such as solar and biofuels. This next stage will confirm the region’s reputation as a clean energy centre.”
The plant will create 26 new full time jobs and generate enough electricity to power 20,000 homes, according to Mildura MLA Peter Crisp.
Yet despite this, and a $3 million Regional Growth Fund government grant, it won’t necessarily see prices rise.
Hotspotting’s Terry Ryder told Property Observer that Mildura is classified as a “long shot”.
“Mildura often appears to be on the verge of a boom, but never quite gets there,” he explained.
“The Biomass proposal is just the latest in a long line of alternative energy projects proposed for the Mildura area. A number of solar power stations have been planned. But, like so many alternative power developments planned around Australia, they never seem to happen.”
He also noted that there’s more money being poured in, with a major rail upgrade, but if it goes ahead according to plan then investors shouldn’t expect to see it completed until 2018.
“Mildura has appeal because of its cheap prices and good rental yields, but the missing factor is capital growth. It needs some of these major proposals to happen to push the property market into a growth phase.”
At present, <a href="/news">Mildura's median house price sits at $230,000</a>, according to RP Data, offering a median weekly advertised rent of $265.
In 2012, along with Shepparton, it <a href="/expert-insights/investing/mildura-and-shepparton-most-affordable-regional-areas-in-australia-demographia">topped Demographia's list of Victoria's most affordable regional areas</a>.
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A $174 million economic boost for Mildura, but property boom further off

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Parramatta has long been seen as one of the most significant growth areas in Sydney.
It’s on a major train line, has every amenity that can be thought of – serviced by a huge Westfield – and takes just 25 minutes to get to Sydney’s Central station.
Attracting big name developers, such as <a href="/expert-insights/buying/slab-to-be-set-on-highest-residential-tower-in-parramatta-v-by-crown-today">Crown Group with their recent V by Crown development</a>, and many offshore developers taking their first steps into the Sydney market, it’s a behemoth.
The bullish growth-orientated council in July 2010 released a report called <a href="/news">Parramatta – Australia’s next CBD</a>, and many would agree that four years on they’ve achieved that aim or are close to it.
In fact, turning to their property prices a clear picture of growth emerges. In January 2010, <a href="/news">RP Data recorded the median house price at $544,000</a> and the median unit price at $350,000. Those medians have now risen to $712,500 and $471,125 respectively. This is indicative of both increasing demand and willingness to buy in Parramatta, and high standard developments bringing prestige apartments to the market. Median weekly advertised rent sits at $460 for a house and $440 for an apartment.
It’s not even done yet – with several more billions of dollars to be poured into developing Parramatta, and the tallest residential tower in Australia slated for the city.
This wasn’t a surprise hotspot. While some were suspicious of the area 10 years ago, the last five years have seen many buying in, suggesting that it’s a worthwhile place to consider and many a property industry pundit has recommended it to their nearest and dearest in the past.
Yet, with prices becoming too high for the majority of investors, understandably, this has many turning elsewhere for opportunities – particularly as growth has already occurred and discussions of Sydney’s slowdown are being heard.
At the Sydney Home Buyer and Property Investor show, Property Queensland Pty Ltd had the slogan ‘Ipswich – Brisbane’s Parramatta’ on their stand, boasting strong yields and opportunities for investors.
<img src="/images/2014/07/21/home-show-july-21-two.jpg" alt="">
Taking it to the data first, <a href="/news">RP Data currently puts Ipswich’s median house price at $309,000</a>. In 2010, this was $332,000. The data for units is statistically unreliable (across the statistical area of Ipswich, the latest available data from the Australian Bureau of Statistics notes that less than 2.5% of the dwellings are apartments).
It’s worth remembering the floods that ravaged the area in 2011, and are likely behind some of the subdued prices. Median weekly advertised rent sits at $280.
Todd Hunter, director and buyer’s agent for Cronulla, Sydney agency wHeregroup, has been buying in Ipswich for several years.
This property (pictured below) was purchased by Hunter for a client in 2012. It was bought at $274,000, settling in September of that year, and is currently rented at $340 per week – or 6.45% rental yield.
<img src="/images/2014/07/23/P1180862.JPG" alt="">
Unsurprisingly, he’s keen on the area for his clients as it fits his investing model – below $300,000, high yielding properties in his discovered growth areas.
“Ipswich offers the ability for those who live there to work in the Ipswich CBD as well as the new developing Springfield Lakes Business Park,” he explained to Property Observer.
“Now with the new train line opened in Springfield and Springfield Lakes, this will attract those access to travel into the are for work.”
Yet he concedes it’s not as big as Parramatta, despite both attracting more businesses caring for lifestyle, as well as business and corporate-type industries.
“NEC is one company that sees the benefits of what the area has to offer. And with Orion shopping centre across the road, it allows those working there to enjoy the benefits of having nice places to enjoy their lunch and shopping,” he explains.
Article continues on the next page. Please click below.
<hr class="system-pagebreak">
But can Ipswich really be equated to Parramatta?
Property Queensland Pty Ltd managing director Graeme Shiels provided Property Observer with the following points as to why he considers Ipswich equitable to Parramatta.
<ul>
<li>Their CBDs are both "cities within their city" 
</li>
<li>They are both in the western suburbs 
</li>
<li>Decades ago, those who lived in Sydney's western suburbs were known as "westies" and lived in low-priced properties 
</li>
<li>Parramatta CBD then emerged to what it is now and some dwelling are well over the $1m mark 
</li>
<li>Ipswich CBD has commenced this emergence with new buildings going up and is the hub of this region which is about half the km2 of the ACT 
</li>
<li>The Qld govt is transferring thousands of public servants from Brisbane to the Ipswich CBD 
</li>
<li>North Ipswich now has the equivalent of a Westfield regional shopping centre 
</li>
<li>Amberley has the RAAF's biggest air base in Australia 
</li>
<li>A 188 hectare aerospace business park commences construction this year next to the RAAF base, to become the biggest maintenance facility in Australia</li>
</ul>
He also believes that the distance from Parramatta to Sydney, and that from Ipswich to Brisbane, is crucial – he provided the image below expressing this.
<img src="/images/2014/07/23/IpswichOverlaidOnSydney%20L.jpg" alt="">
Shiels' research, which he notes has been his ongoing project for 10 years, also cites well-known property commentator Michael Matusik, as does the Ipswich council.
In 2003, Matusik's 'The Matusik Snapshot' said: "Ipswich has the capacity to be the Parramatta of SEQld ... has large tracts of relatively cheap land and now, with a pro-active local council and state government incentives, Ipswich looks set to deliver."
Ipswich's potential has clearly been on the radar of many for some time - despite 2003's Parramatta being vastly removed from that we see today. 
However, Ipswich was recently seeing many people making a loss. <a href="/expert-insights/buying/losses-seen-in-all-brisbane-regions-for-march-quarter-with-ipswich-the-biggest-loser">RP Data’s Pain and Gain report saw no Brisbane municipalities escape losses</a>, and in fact Ipswich saw the most loss making sales – with 19.2% of those sold in the March quarter doing so at a loss. The median loss was recorded at $21,000. Painful numbers indeed.
And yet, from previous research, it <a href="/news/qld/suburb-spotlight-ipswich-picks-up">does seem the area is picking up</a>.
Observer <a href="/news/qld/ipswich-dominates-brisbane-property-market-and-is-poised-for-strong-growth-terry-ryder">Terry Ryder has also put his thoughts to the area</a>, some two years ago, suggesting growth would be strong.
“The Ipswich corridor is well-known around Australia as a growth region. It became popular with investors in the mid-noughties for its cheap prices and above-average yields, and prices rose strongly in the five years to 2010,” he explained in 2012.
“Big infrastructure developments like the $2.8 billion upgrade of the Ipswich Motorway (officially opened in May) and the $1.5 billion rail link to the Springfield master-planned community are adding to the area’s appeal, as is the ongoing emergence of major jobs nodes, such as the commercial components of Springfield, big industrial estates like Citiswich and the expanding RAAF Base at Amberley, just outside Ipswich,” he said.
Taking the debate to Twitter, it saw some warning of floods in the region. Certainly something to avoid, and <a href="https://www.ipswichplanning.com.au/flood-map-information" target="_blank">easily done using these Council flood maps</a>. It's also notable that there's a distinct lack of higher density dwellings than seen in Parramatta - something that has recently come to define Sydney's second CBD.
So does it offer potentially good investment prospects? If you buy well, it does seem to offer lower priced, higher yielding prospects.
But is it able to be equated to Parramatta just yet? The jury is out.
{module Do you think Ipswich has the potential to be Brisbane's Parramatta?}
Picture courtesy of Wikimedia Commons/Clarebear/ <a class="mw-mmv-license cc-license" href="https://www.propertyobserver.com.au/https://creativecommons.org/licenses/by-sa/3.0" target="_blank">CC BY-SA 3.0</a>.
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Is Ipswich the next Parramatta?

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The housing shortage is a much-lamented problem and BIS Shrapnel’s latest Building in Australia 2014-2029 report suggests that we may continue to feel its effects for some years.
While a record-breaking recovery in housing construction was discovered to be underway and a new high of homes being constructed is expected to be reached – many of them in apartment towers – it will not close the housing shortfall until 2018 if their forecasts are correct.
BIS Shrapnel’s associate director Kim Hawtrey said that new housing starts are forecast to reach 190,000 in 2014/2015, surpassing 187,000 seen during 1994.
”In the next two years we’ll also see the recent emphasis on highrise units continue. Currently two highrise apartments are being built for every five detached houses, which is double the historical rate of one apartment for every five houses built,” said Hawtrey.
However, strong population growth has driven pent up demand, growing at 1.7% per annum.
“Home building has been punching below its weight for about a decade, and has not kept pace with population growth for some time now,” he said.
They estimate a deficiency of 100,000 dwellings at present. This is based on household formation per thousand head of population.
”We estimate that it will take the next five years to eliminate the unmet demand for housing. We therefore do not see this housing shortfall closing until 2018,” said Hawtrey.
This is even despite an expected slowdown in population growth.
”Investors and upgraders/downsizers are driving demand in this cycle,” said Hawtrey. “First home buyers are still largely on the sidelines.”
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Record breaking housing construction can't keep up with demand: BIS Shrapnel

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>.

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Sherpa sells out Flourish Oasis in booming Palm Beach

Urban Property Group's <a href="https://www.apartments.com.au/new-apartments/la-vera-macquarie-park-94-talavera-road-macquarie-park-nsw-2113">La Vera</a> is leading the next phase of Macquarie Park's residential evolution, with the new apartment development set to become the first of several new apartment projects in the precinct to complete.

The 169-apartment building has now topped out ahead of its scheduled completion in the third quarter of 2026, as new residential investment continues to reshape one of Sydney's largest employment hubs into a true mixed-use precinct.

[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;

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Inter-generational living drives demand for COMO’s dual key apartments as housing pressures reshape buyer priorities 

Builder-developer&nbsp;<a href="https://www.apartments.com.au/developers/ceerose">Ceerose</a> has doubled down on its Leichhardt ambitions, lodging its second State Significant Development Application (SSDA) in the suburb in the last six months.

Their newest proposal seeks to transform a former industrial precinct into a new residential community centred around the adaptive reuse of one of the site's heritage warehouse buildings.

The new project, on a 6,930 sqm block at&nbsp;<a href="https://www.apartments.com.au/new-apartments/40-76-william-street-leichhardt-nsw-2040">40–76 William Street</a>, will bring more than 200 apartments to a suburb that has seen little to no new supply in recent years. It follows Ceerose's late 2025 SSDA for a mixed-use apartment project on nearby Parramatta Road, signalling the developer's growing investment in Sydney's Inner West.

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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