<html><body>
Raine &amp; Horne chief, Angus Raine, has said that the Reserve Bank of Australia should take a lead from Europe and meet every six weeks rather than once a month.
With a recent meeting of the Governing Council of the European Central Bank committing to the change, Raine said that it would be sensible for the Reserve Bank to follow their lead and move to this new six week cycle. The European Central Bank will be taking this step from January 2015, although their non-monetary policies will continue as usual.
Raine said that in the past, RBA decisions take a few months to wash through the system and to affect consumer confidence, business activity and the real estate market, however they continue to meet and make decisions on a monthly basis.
“Moreover, we've seen how the lead up to an RBA board meeting can be front page news and the hype and speculation leaves buyers and sellers holding their breath in the weeks before and after the outcome is announced, which stymies real estate activity,” said Raine.
“To be fair, the impact of the monthly meetings is not as emphatic in a bull run like we've enjoyed over the past two years but I'm more concerned about the effect when the RBA starts tightening monetary policy with a series of hikes, which is expected to begin later this year or early next.”
He noted that even if changes cause mortgage repayments to increase by as little as $50, it will take home owners a fortnight to calculate what they can afford.
“Longer intervals between meetings could give the RBA more time for its decisions to work their magic and minimise the impact that the meetings have on business and investment activity,” he said.
</body></html>

jduke-EHk3XBmHkn

RBA should turn to meetings every six weeks: Angus Raine

<html><body>
The interest in gyms and more active lifestyles has been emerging for many years and it’s unsurprising to see developers get in on the action. However, they’re increasingly offering stunning gyms with views.
We’ve gone through some of the most stunning developments to select six that have high-level gyms, or rooftop gyms, that any exercise aficionado would be happy to workout in (although perhaps not walk up all the stairs to) to bring you this list of six.
<img src="/images/2014/07/04/yellow-one.jpg" alt=""> <img src="/images/stories/2013/12/04/Ho-Bee-tower---artists-impression-cropped-one.jpg" alt="Ho-Bee-tower---artists-impression-cropped-one"> 
The first is <a href="/expert-insights/buying/overseas-investors-to-tap-into-surfers-paradises-first-highrise-in-five-years">Rhapsody</a> (pictured above), positioned between Surfers Paradise and Main Beach, from Singapore-based developer Ho Bee Land.
<ul>
<li>Total number of apartments: 223</li>
<li>Level of gym: 27th floor</li>
<li>Total levels: 41 levels</li>
<li>Prices: From $280,000 for a studio apartment up to $867,000 for two-bedroom apartments</li>
</ul>
It’s a $120 million development with rooftop gardens, and they decided to include a residents lounge, gymnasium and terrace on the 27th floor (pictured below). The rooftop will have ocean and city views, a barbecue and food preparation area, herb and vegetable garden and fruit treas.
On the 27th level, it will include teppanyaki barbecues, private dining, a function room, an executive meeting room, and a fully-equipped gym with ocean views.
A pool, spa and sauna are also available elsewhere within the development.
<img src="/images/2014/07/07/4.%20Rooftop%20garden.jpg" alt="">
<img src="/images/2014/07/07/3.%20Level%2027%20gymnasium.jpg" alt="">
<img src="/images/2014/07/04/yellow-two.jpg" alt="">
<img src="/images/2014/07/07/south%20yarra%20july%207%20one.jpg" alt="">
The second is South Yarra’s <a href="/expert-insights/buying/meet-and-greet-in-south-yarra-with-yarra-houses-architect-neil-de-la-coeur">Yarra House</a> (pictured above). The boutique apartment development on 18 Yarra Street comes from Michael L Yates &amp; Co, Red C, HASSELL and Bird de la Coeur Architects.
<ul>
<li>Total number of apartments: 114</li>
<li>Level of gym: Rooftop (level 26)</li>
<li>Total levels: 25 levels</li>
<li>Prices: One bedroom from $495,000, two bedroom from $580,000, three bedroom from $1,595,000</li>
</ul>
The rooftop gym is “members only” and includes a 15-metre lap pool, yoga space and landscaped garden. It has views of Melbourne High School, the city skyline and the Royal Botanic Gardens.
It also includes a bathroom and shower, a barbecue area and a dining area (floor plan below). <img src="/images/2014/07/07/south%20yarra%20july%207%20floor%20plan.jpg" alt="">
<img src="/images/2014/07/04/yellow-three.jpg" alt="">
<img src="/images/2014/07/07/north%20sydney%20july%207%20one.jpg" alt=""> Our third is North Sydney’s <a href="https://www.138walker.com.au/%20" target="_blank">Belvedere</a> by Winten Property Group, a $140 million project on 138 Walker Street (pictured above).
<ul>
<li>Total number of apartments: 195</li>
<li>Level of gym: Rooftop</li>
<li>Total levels: 22 levels</li>
<li>Prices: Studios from $375,000, one bedroom from $400,000, one-bedroom plus study from $490,000</li>
</ul>
Belvedere has <a href="/expert-insights/building/rooftop-pools-make-a-splash-as-developers-bring-penthouse-amenities-to-the-people">a 12.5 metre lap pool</a>, gym and relaxation areas on the rooftop terrace. It has harbour views.
The roof area also includes a sundeck and barbecue facilities. Photos available (below) show a running machine, an elliptical and a number of other smaller pieces of equipment inside a room on the rooftop.
<img src="/images/2014/07/07/north%20sydney%20july%207%20two.jpg" alt="">
<img src="/images/2014/07/07/north%20sydney%20july%207%20three.jpg" alt="">
Article continues on next page. Please click below.
<hr class="system-pagebreak">
<img src="/images/2014/07/04/yellow-four.jpg" alt="">
<img src="/images/2014/04/16/7.jpg" alt="Skye by Crown construction commences">
Another offering in North Sydney, Skye by Crown at 211-223 Pacific Highway, designed by Koichi Takada is a $200 million creation with another stunning gym option.
<ul>
<li>Total number of apartments: 242</li>
<li>Level of gym: Top floor</li>
<li>Total levels: 20 storey</li>
<li>Prices: From $499,000 to $2 million plus</li>
</ul>
One of the stand outs on the list, it includes a top-floor gym and <a href="/expert-insights/buying/skye-by-crown-construction-commences">an infinity edge rooftop pool with views over the North Sydney area</a> (pictured above). Sales appear to have done very well at this development.
<img src="/images/phocagallery/2014/04/north-sydney-april-16/north%20sydney_0005_6.jpg.jpg">
<img src="/images/phocagallery/2014/04/north-sydney-april-16/north%20sydney_0007_8.jpg.jpg">
<img src="/images/phocagallery/2014/04/north-sydney-april-16/north%20sydney_0010_11.jpg.jpg">
<img src="/images/2014/07/04/yellow-five.jpg" alt="">
<img src="/images/2014/03/17/portside-wharf-march-17-breakout.jpg" alt="Construction commences on Brisbane waterfront Portside Wharf’s Pinnacle">
The fifth on the list is <a href="/expert-insights/buying/construction-commences-on-brisbane-waterfront-portside-wharf-s-pinnacle">Queensland’s Portside Wharf development Pinnacle</a> (pictured above).
<ul>
<li>Total number of apartments: 162</li>
<li>Level of gym: Rooftop</li>
<li>Total levels: 16</li>
<li>Prices: $390,000 to $2.4 million</li>
</ul>
Pinnacle will have a rooftop terrace with an infinity edge pool, BBQ, gym, entertainment area and onsite guards and management. It has river and city views (pictured below).
Click to open in new window:
<a href="/images/2014/03/17/portside-wharf-march-17-big.jpg" target="_blank"><img src="/images/2014/03/17/portside-wharf-march-17-big.jpg"></a>
<img src="/images/2014/07/04/yellow-six.jpg" alt="">
<img src="/images/2014/07/07/melbourne%20july%207%20one.jpg" alt="">
<img src="/images/2014/07/07/melbourne%20july%207%20two.jpg" alt=""> <a href="https://platinumtower.com.au/" target="_blank">Platinum Tower, in Melbourne’s Southbank</a> (pictured above), is from Salvo Property Group and includes the highest of all the gyms.
<ul>
<li>Total number of apartments: 435</li>
<li>Level of gym: 52nd floor</li>
<li>Total levels: 53 levels</li>
<li>Prices: Two bedroom from $438,000, three bedroom from $785,000, four bedroom from $1.3 million</li>
</ul>
The entire 52nd floor is for leisure and health, and includes not only the highest pool in Melbourne, but a sauna, gym and floor-to-ceiling windows on three sides (pictured below).
<img src="/images/2014/07/07/melbourne%20july%207%20three.jpg" alt="">
<img src="/images/2014/07/07/melbourne%20july%207%20four.jpg" alt="">
<img src="/images/2014/07/07/melbourne%20july%207%20five.jpg" alt="">
 
</body></html>

Developments look to high-level gyms: Six stunning workout views

<html><body>
A boutique land estate, with just 25 lots, has been launched on the Gold Coast’s Tallebudgera by Gordon Corp.
The estate is called <a href="https://www.hiddenvalley.land" target="_blank">Hidden Valley</a>, located on Connection Road, and is the debut for developers Gordon Corp, linked to Tim Gordon, and will also be the first land subdivision the semi-rural area has seen for some time.
It will provide lots from 600 square metres to 821 square metres, priced from $295,000.
<img src="/images/2014/07/07/hidden-valley-july-7.jpg" alt="">
Marketing manager for Gordon Corp, Bianca Gordon, said the estate would be of interest to young families and existing residents who are downsizing from their acreage.
“There’s currently nothing available here for people who want to move off their acreage property to something more manageable in the same location,” said Gordon.
“As a result there’s pent-up demand for smaller blocks which has prompted us to bring Hidden Valley to the market.”
Professionals Black and Young Burleigh Heads agents Adam Young and Chris Wolters are the sales and marketing agents for the estate, and are expecting quick sales.
“There’s huge unmet demand from people who are keen to live in this area without the expense and maintenance of acreage property,” said Young.
“At present there is no vacant land on the market less than 1.5 acres in Tallebudgera and the majority of vacant blocks are well over two acres.”
Civil works will begin within weeks.
Tallebudgera is <a href="/news/qld/bellagio-la-villa-listed-as-tallebudgera-owners-cash-in-their-glorious-gold-coast-hinterland-chips">home to the incredible Bellagio La Villa</a>.
</body></html>

Boutique Gold Coast 25-lot land estate launched as developer’s debut

<html><body>
The May residential building approvals are suggesting that the recovery being seen in New South Wales and Western Australia is also prevalent elsewhere, except for the ACT, according to the Housing Industry Association.
With numbers easing back during the first part of 2014, May recorded a rebound with 16,425 dwellings approved – a 9.9% increase over the month following on from a subdued April. HIA economist Geordan Murray notes that this is closer to the peaks seen at the close of 2013 and very start of this year.
“The three consecutive months of declining approval numbers following the peak in January this year had caused some observers to start questioning the longevity of the home building recovery. This result gives us confidence that the recovery has a way to run yet,” said Murray.
“Residential building approvals reached a peak in January this year when over 17,700 dwelling approvals were recorded. To get to the record level in January it took a situation where all the ducks were sitting in a row – we had the five largest states all recording strong approval numbers at the same time.”
He said that volatility in multi-unit approvals has caused the January 2014 high not to re-appear, but that activity is expected to be strong across the year.
“The housing recovery, which was initially confined to New South Wales and Western Australia, appears to be gaining broader momentum. Approvals in the three months to May are markedly higher than the same time last year in all jurisdictions, ACT is the only exception,” he said.
Meanwhile Westpac senior economist Matthew Hassan has noted that the 9.9% jump has been largely driven by a sharp rise in units across New South Wales and Queensland, outstripping expectations. The consensus forecast, Hassan said, was a 3.2% “partial rebound”.
He said that the total approvals remain high by historical standards.
“Long run trends in population growth and household formation point to underlying demand for dwellings rising at around 172,000 a year. While approvals are now well above this level, new construction is still catching up following a decade in which additions to the dwelling stock have been persistently below this rate, often well below,” he said.
Private house and medium density approvals were notably firmer in Victoria and New South Wales, explained Hassan, while Queensland and Western Australia remained flat when looking at this metric.
However, is view remains that there may be a slowdown ahead in terms of the housing sector’s performance.
“Although the volatile 'units' component muddies the waters, at the margin the May dwelling approvals adds to evidence of a moderate slowdown across the housing sector. Earlier signs from consumer sentiment on 'time to buy a dwelling', auction clearance rates, monthly house price measures and housing finance approvals had suggested the cooling off might be more abrupt.
“Those indicators have shown a firmer tone over the last month though. A slowdown is still coming through but now looks to be more orderly.”
Construction-wise, including highrise projects, residential building is expected to remain on a rising trend through 2014.
Urban Taskforce, however, is concerned about May’s performance, with CEO Chris Johnson noting that it counts as a fall in approvals, particularly in the high density sector.
“Recent approvals have been strong in NSW so a correction is to be expected but the drop in higher density approvals is of concern. Major apartment projects generally come with large numbers of individual units but with low interest rates and significant off shore investment a fall in approvals was not expected,” said Johnson.
“Even more worrying is the value of approvals in the non-residential sector which has halved since December 2013. The value of NSW non-residential approvals in December 2013 was $1,005,113,000 but the May 2014 value of approvals has fallen to $543,083,000 which is almost half the figure five months ago.”
</body></html>

Housing recovery not confined to New South Wales and Western Australia: HIA

<html><body>
Last week we looked at how to focus on making your garden presentable, even during the unpleasant winter months. This weekend, it’s time to focus on the inside of your home.
While the same rules always apply for open homes, there are extra things you can be doing to make viewing your property that little bit more pleasant for prospective purchasers.
If you missed it - here are <a href="/expert-insights/building/selling-your-property-in-winter-improving-your-garden-s-appeal-this-weekend">our tips for presenting your garden at an open home in the winter months</a>.
Here are some of our tips. Be sure to share yours in the comments below.
Heat it up
You know that great feeling you have when you walk into a warm home, or a shop, from outside in the wind and the cold? Take advantage of it.
It sounds simple, but we can’t tell you how many freezing cold open homes Property Observer has attended recently – and how off-putting it can be.
Don’t let a buyer spend more of their time focusing on their numb hands than on your beautiful property. Crank that heater up – although ensure it’s not too hot, that can be just as bad – and let them view the place in comfort.
Make sure you open the vents in all the rooms, so they don’t open a door and suddenly feel the cold air. You’ll want to put the heater on a good half an hour before the buyers show up.
Alternatively, if you have a specific feature in a modern fire (such as those that do not require stoking), then you may consider turning this on. Wood fires can be beautiful, but in busy open homes they can be dangerous, hard to temperature regulate, smoky and a downright flop when not attended to with care – we recommend steering clear.
If you have heated towel racks, heated tiles or other similar features to show off – be sure you turn them on.
Light it up
Never is it more important than at a winter open home to light up your property, and allow viewers to briefly forget that it’s winter. Soft, warm lighting can work wonders – have them on in every room (and don’t forget your outdoor lighting too), and consider some lamps and other lighting for darker areas.
High wattage bulbs should also be a consideration – and make sure you’ve thoroughly cleaned those windows for maximum light.
Consider your window furnishings carefully
Speaking of light, don’t keep your blinds shut or your curtains, so that you can let light both into the house and out of it – when viewers pull up, it’s nice for them to be able to see the warm light of the house.
However, if a window looks out onto something unsightly – don’t be afraid to shut the curtain. Even better, consider sheer curtains for those windows you’d rather keep covered. These are especially good in the rain – keeping the buyer’s attention on the inside of the house, and keeping the light coming in and out.
Provide a shoe rack
You need to consider the dirt and rain coming off of peoples’ feet from outside to inside. While we previously covered including a door mat for the outside (and you should consider an indoor mat as well), you will also want to provide a shoe rack and potentially an umbrella and coat stand.
Do not risk having your hard work undone by those bringing the outside in – and they’ll be thankful they don’t have to carry their dripping outerwear around with them too (or leave their shoes on your porch).
Put down a rug
If you have tiles in your property, and particularly if you’re asking people to take off their shoes, then it makes sense to put tasteful rugs down through the more travelled areas. While tiles are often looked upon favourably, you want the home to appear as warm and inviting as possible.  
Make some warm refreshments
This is up for debate, but an increasingly common offering is to use warm refreshments to heat up your buyers. Consider a couple of pots of tea or coffee, or some other heated beverage, and some biscuits. Put this either in the kitchen, if it’s a feature, or on a well-set up table, and ensure that it’s where information about the property is provided – such as the brochure and agent’s business cards. This is likely to become more of a gathering point, so bear in mind that it will be more heavily trafficked. Avoid messy foods where possible, and be sure that you leave a note about allergens with the agent just in case.
Additional considerations
Finally, consider bringing something from other seasons into your home. Fresh flowers or bright indoor plants, for instance, can really light up a place that is suffering from the aches and pains of the cold.
You may also want to consider sealing up any drafts that you notice around the home. You may also want to consider ‘warmer’ accented colours for extra furnishings, and ‘warmer’ scents – for instance, cinnamon or similar as an air freshener is more welcome than ‘fresh linen’ in the winter months.
What tips do you have for sellers at winter open homes?
Next week, we'll look at timing your open home during the winter.
YOU MIGHT ALSO WANT TO READ:
<a href="/expert-insights/building/apartments-with-winter-gardens-he-said-she-said">Apartments with winter gardens</a>: He Said/She Said
</body></html>

Open home in winter? Here’s how to enhance your property

<html><body>
A new masterplanned estate from AVJennings has released its first stage, with homestead allotments and heritage protected countryside views.
The community, called <a href="https://www.avjennings.com.au" target="_blank">Arcadian Hills</a>, is in Cobbitty, New South Wales, some 60 kilometres south west of Sydney. The area is largely farmland, and it is a village near the more widely-known Camden.
<a href="/news">Cobbitty</a> is home to many amazing homes, including <a href="/news/amanpuri-one-of-the-great-estates-of-west-sydney-sells-for-5-6-million">Amanpuri that sold for $5.6 million earlier this year</a>.
This development will bring 457 country-style residences to the township, and also offer land-only sales in later stage releases.
AVJennings NSW’s executive general manager, Alan Soutar, said that the development is unique to the Camden LGA, and will be part of the growth already seen in the council area.
“The village of Cobbity has all the benefits of a wonderful rural community, yet the proximity to the future Oran Park Town and Camden making it a convenient place to live. Arcadian Hills will offer a tranquil family haven with a distinctive country feel,” said Soutar.
“The Arcadian Hills site was once home to a small village clustered around a historic homestead, with everyone from a blacksmith to a brickmaker and their families sharing a thriving community. Today, Arcadian Hills adjoins a 500 acre heritage area, providing never-to-be-built out neighbouring green pastures and bushland,” he said.
A fitness trail and cycleway will be included, as well as ‘Village Green’ areas and playground facilities.
Member for Camden, Chris Pattrerson, said that the development will appeal to those looking for a rural lifestyle but maintaining the conveniences of the suburbs.
 “We are pleased that AVJennings is investing further in the Camden region following the success of the company’s other local development, at Elderslie.”
The first stage includes six homes, with prices from $595,000, including both single and double storey properties.
The historic Lily Pond will be the centre of the development, with Stage One’s arterial road being Olive Hill Drive.
In February 2013, things were reportedly looking tough for AVJennings as they awaited interest to return to the house and land sector. As a result, they'd <a href="/expert-insights/buying/avjennings-awaits-the-return-of-confidence-to-house-and-land-buyers">cut the value of this development due to bureaucratic red tape</a>.
</body></html>

Masterplanned estate with homestead allotments for Cobbitty, New South Wales

The Reserve Bank’s four prevailing views on the property market: Glenn Stevens

<html><body>
“How much should I be paying?” It’s a common question that investors are right to ask about every aspect of real estate.

For Queensland investors looking to rent out their property, it’s all about the agent’s fee. Property Observer has looked to Fair Trading Queensland to determine what fees your agent should be charging you. This is for both residential and holiday lettings, and agents fees can be a number of charges including commission on rent and a letting commission.

Letting commission, or that once-only cost you pay at the start of each tenancy agreement, is for the agents costs of advertising the property and setting up the new tenancy. 
Of the rent your tenant pays, your property manager takes their portion and provides the rest to you.

In this case, Fair Trading notes that it’s the length of the tenancy that determines the cost. We note that the figures cited by Fair Trading are the maximum allowed commissions in all instances, and not necessarily the industry norms.

[smartcode_project:default project_id=27575]

For tenancies two weeks or shorter, the maximum is 50% of one week’s rent.

For more than two weeks to three weeks it is 75% of one week’s rent.

For more than three weeks to one year it totals one week’s rent.

For one to five years, the fee is 5% of one year’s rent. And for more than five years, it’s 7.5% of the average annual rent.

For commission on rent, this depends on whether they have charged you a letting commission.

If so, then it will be 5% of the rent for the first year, and 7.5% from then on. If not, then it will be 7.5%.

[smartcode_project:default project_id=26730]

Other charges may be seen for repairs or replacements at the property if they are required to supervise. This has to be agreed to in writing.

Finally, Fair Trading notes that for holiday letting the maximum for three months or more is 9% of the total rent, and for less than three months it comes to 12%.

They also note that some agents do not charge a letting commission on holiday rentals, which makes sense considering how many holiday rentals utilise online listings sites to find clients.
</body></html>

The amount Queensland agents should charge for letting a property

<html><body>
An individual has been convicted and fined $10,000 at the Melbourne Magistrates’ Court for carrying out illegal building work.
The man had lied to a <a href="/news">Prahran</a> homeowner, saying he had the appropriate permits and paperwork and was undertaking the work under another builders’ registration.
The Victorian Building Authority laid the charges against the man alleging that there was no written building contract, he was not registered, there was no building permit and he did not have the necessary insurances. The man, whose name was not released to the public, plead guilty to all charges.
In 2009, the same man was found guilty after being prosecuted for similar offences. The Ringwood Magistrates’ court at the time ordered a fine of $3,000 and $8,076 to be paid in costs.
Murray Smith, VBA compliance and performance director, said that this explains why owners should only use registered builders and must ensure they have a building permit.
“All domestic building work in Victoria costing more than $5000 must be done by a builder who is registered with the Building Practitioners Board (BPB) and the arrangement between the parties must be documented in a written major domestic building contract,” he said.
“By using a registered builder you are hiring a professional who meets the legal requirements and has the insurance and skills needed to do the job properly.”
Smith said that for properties in Victoria nearly all building work requires a permit, and registered builders know the requirements.
You can <a href="https://www.vba.vic.gov.au" target="_blank">check to see if your builder is registered online.</a>
</body></html>

Man fined $10,000 for illegal Prahran building work

<html><body>
George J Nowak, of the Charterhill Group, has filed for bankruptcy after the Federal Court in Adelaide froze his assets and those of his wife back in February.
At the time, the <a href="/news/federal-court-freezes-assets-of-charterhills-george-nowak">court had ordered the surrender of their passports, and restricted their travel outside of the country</a>, while ASIC investigated the collapse of the Charterhill Group.
The Charterhill Group specialized in assisting clients to invest in property with their SMSFs. This left nearly $6 million of super at risk.
Macks Advisory’s Peter Ivan Macks has been appointed as Nowak’s trustee, and he has advised that the bankruptcy came following an appointment of liquidators to companies within the Charterhill Group Lending Solutions International Pty Ltd and Nova Real Estate Pty Ltd.
Nowak, who lodged a statement of affairs with the trustee, listed 31 companies he was director and/or shareholder of.
The statement of affairs was signed and dated 30 June 2014, and lodged with the Debtor's Petition on the same day. The Debtor's Petition was accepted on 2 July 2014.
It is noted that unsecured creditors totals approximately $7 million. This includes a claim in his estate, brought by Nova Real Estate’s liquidators – of approximately $6 million.
Investigations are underway, but return to creditors at this stage is unlikely.
The following companies in the Charterhill Group were placed under external control in February:
•    Lending Solutions International Pty Ltd – liquidators appointed (Andrew Heard and Anthony Phillips of Heard Phillips)
•    Nova Real Estate Pty Ltd – external administrators appointed (Andrew Heard and Anthony Phillips of Heard Phillips)
•    EJ Property Developments Pty Ltd – receivers and managers appointed (Michael Basedow and Leigh Prior of Pitcher Partners)
•    Financial Wellness Pty Ltd – receivers and managers appointed (Michael Basedow and Leigh Prior of Pitcher Partners).
YOU MAY ALSO WANT TO READ
Investor update: <a href="/news/investor-update-charterhill-issues-clients-apology-after-closure">Charterhill issues clients apology after closure</a>
</body></html>

Charterhill's George Nowak files for bankruptcy following liquidation of companies

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

Editor's Picks

Have something to contribute?

Developments

New apartments

New townhouses

News