jduke-EHk3XBmHkn

Four out of the box ways to get your investment property rented

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The Reserve Bank will meet again on Tuesday to decide the fate of the official cash rate, and the predictions are rolling in.
Property Observer has compiled some of the predictions that are being shared by major institutions. Although it appears no one is expecting a change at the upcoming meeting, the point of contention remains the timing of when the next increase will occur.
While nearing the end of 2013, <a href="/expert-insights/buying/crystal-ball-gazing-property-market-predictions-for-2014">many were split over whether interest rates would fall further</a>, now it seems most are looking to rises.
In March, it was reported that some <a href="/expert-insights/finance/economists-predict-interest-rates-will-hit-4-25-by-end-of-2015-but-are-these-projections-likely">economists were expecting interest rates to hit 4.25% by the end of 2015, with some expecting a smaller increase to be more likely</a>.
HSBC Global Research chief economist Australia and New Zealand - Paul Bloxham 
<ul>
<li>NO CHANGE EXPECTED 
</li>
<li>NEXT UPWARDS MOVEMENT MAY BE BEFORE END OF 2014</li>
</ul>
“We expect the RBA to remain on hold next week, at 2.50%. With momentum having slowed a bit, we expect the RBA to repeat that it sees rates as likely to be on hold for 'some time'.
"We still expect the next move to be up, although our view that this occurs before year-end 2014 relies on a further lift in local employment and a pick-up in China.”
ANZ Research’s Morning Note
<ul>
<li>NO CHANGE EXPECTED</li>
</ul>
"Yesterday in Australia, firms’ second estimate for 2014-15 capital expenditure intentions were stronger than market expectations, with non-mining investment expectations upgraded modestly.
"Nonetheless, these data continue to point to only a gradual upswing in non-mining business investment in 2014-15, which supports our view that the RBA is likely to remain on hold for an extended period of time.
"After adjusting for the typical bias in firms’ investment intentions, the survey suggests that total capital expenditure is likely to fall by 5.8% y/y in 2014-15 in year average terms. Actual capital expenditure in Q1 was weaker-than-expected at -4.2% q/q (mkt: -1.5% q/q; ANZ: -0.5% q/q)."
ME Bank general manager markets John Caelli
<ul>
<li>NO CHANGE EXPECTED 
</li>
<li>NEXT UPWARDS MOVEMENT IN Q1 2015</li>
</ul>
“We don’t expect the RBA to change rates in June. Inflation is within the target zone so the RBA can afford to wait and see the recovery unfold, noting economic growth continues to be below average, the transition to non-mining economic activity has further to go, and there will be some fiscal contraction from the budget.
"We don’t see rates increasing until at least the first quarter of 2015.”
Commsec economist Savanth Sebastian
<ul>
<li>NO CHANGE EXPECTED</li>
</ul>
"On Tuesday the Reserve Bank Board hands down its latest monetary policy decision. Since the last rate decision there is unlikely be any significant angst about how the economic recovery is panning out.
"Activity levels have been healthy and the Aussie dollar has barely budged, holding around US92-93c. It will be interestingly to see if there is any discussion by Board members on the ongoing negativity surrounding the Federal Budget and the resulting sharp pullback in consumer confidence.
:We expect the Reserve Bank to stay on the interest rate sidelines and attempt to gauge how the economy tracks over coming months."
In March, Smartline Personal Mortgage Advisors’ <a href="/expert-insights/finance/interest-rates-to-stay-low-for-12-months-smartline">Joe Sirianni said that they do not expect an increase until February 2015</a>.
“Even if rates do rise in early 2015, predictions are that this will be only a 0.25% increase, which will still mean rates will be at some of the lowest levels ever seen,” said Sirianni.
In February, the majority of those <a href="/expert-insights/finance/februarys-rba-rate-decision-the-experts-make-their-predictions">questioned by Property Observer in this exclusive about rates</a>, said that the next movement is likely to be the end of 2014. Whether it will be this year or next, time will tell.
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What will happen to interest rates next week – and when will the next increase be?

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The ‘perfect’ investment property is a much-discussed myth. The holy grail property may be high-yielding, high capital growth with little to low maintenance or costs attached and where a perfect long-time tenant is just around the corner.
However, even when not looking for a property that suits these lofty goals, it’s a tough gig. In fact, according to Mortgage Choice’s 2014 First Time Investor Survey, it’s even harder to find the right property than it is to save tens of thousands of dollars for a deposit.
Their survey, which Mortgage Choice commissioned market research company Nine Rewards to conduct, saw 1,047 Australians looking to buy their first investment property in the next two years, or who have recently purchased their first, answering. It was conducted this month.
{plotalot id="14"}
Source: Mortgage Choice
Of those surveyed, 50.6% cited that finding the property was the hardest part. Meanwhile, 15.3% pointed to saving for the deposit, even as 15.5% pointed to choosing the right strategy.
Spokesperson for Mortgage Choice, Jessica Darnbrough, said that this was surprising.
“With property values climbing considerably over the last 12 months, we expected to see more first time investors saying their biggest challenge was saving a deposit,” Darnbrough said.
Of those who have bought in, the majority (more than 60%) looked to buy a small house of one to three bedrooms, or a small unit with one or two bedrooms.
Just 23% of investors bought a large house of four or more bedrooms, or a large unit with three or more bedrooms.
The smaller type of stock is in higher demand, notes Darnbrough. She said that new investors are looking for a property in the right suburb, close to amenities, and with high tenant demand.
“For investors, it seems location is everything. A property that is located in a good suburb and near the necessary amenities including cafes, restaurants and local transport, is likely to attract more tenants, which can help to increase the rental income generated by the property,” she said.
Turn over page for tips on finding investment properties.
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FIRST TIME INVESTMENT HELP: WHERE TO TURN WHEN YOU DON'T KNOW WHERE TO BUY 
For first time investors looking to purchase property, there are many online resources that you can use for free, as well as tips and tricks to ensure you find the best investment possible.
Having <a href="/news/which-indication-of-a-hotspot-do-you-most-often-look-for">surveyed Property Observer readers in the past</a>, it was unsurprising that indecision is obvious when choosing an indicator of growth for an area.
{plotalot id="15"}
Source: Property Observer September 2013 survey
While everyone will come up with their own indicator of growth and what it means for their investment strategy, we endeavour to provide you with the data and tips that will assist.
Here are some starting points that will come in handy for every first time investor:
<ul>
<li>Our free suburb data pages are available, along with this guide here. 
</li>
<li>We also regularly run “How To” articles. A good first step would be this piece about how to assess a street within the suburb you’re considering. 
</li>
<li>If you’re not quite at this stage yet, then we recommend <a href="/expert-insights/investing/five-steps-for-choosing-the-right-investment-suburb">these five steps for choosing the right suburb</a>. 
</li>
<li>You may also be interested in our suburb spotlights, where we delve into individual areas. Here are the current suburbs we have looked at. You can request an area by emailing news@propertyobserver.com.au</li>
</ul>
Are you interested in reading something else? Email <a href="mailto:jduke@propertyobserver.com.au" target="_blank">jduke@propertyobserver.com.au</a>
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Finding an investment property harder than saving for one: Mortgage Choice

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In Bankstown, an $80 million project called Little Saigon is expected to revitalise Chapel Road and is scheduled to be completed by the end of 2014.
Built in response to a number of residential developments that require amenities, as well as to provide a new international food, entertainment and medical precinct<a href="https://www.littlesaigonplaza.com.au" target="_blank"> Little Saigon</a> will include the largest Yum Cha restaurant in Sydney.
<img src="/images/2014/05/30/bankstown-may-30-one.jpg" alt="">
The development comes from Fam International, with design by Nordon Jago architects and is located at 462 Chapel Road, Bankstown.
The Yum Cha restaurant will be run by Golden Group.
The development will also include the first rooftop alfresco bars and terraces for the western Sydney suburb of Bankstown, as well as two supermarkets, more than 3,500 square metres of function centre space, boutique fashion outlets and a medical centre.
<img src="/images/2014/05/30/bankstown-may-30-two.jpg" alt="">
Confirmed tenants for the development include Eyecare Network, B Beauty &amp; Beyond Laser Clinic and a 340 square metre pharmacy.
It will be over six levels and official material details that it includes the following leasing space:
Level 5: Rooftop restaurants, 168 - 237 square metres
Level 3: Function centre, 3,537 square metres
Level 2: Commercial office, 38 - 2,861 square metres
Level 1: Food court, 20 - 1,115 square metres
Ground: Specialty stores, 18 - 491 square metres
Lower: Supermarket anchor, 17 - 1,000 square metres
The launch is expected for Easter 2015 and it is currently 45% leased, with around 9,000 square metres of leasing space remaining. Across the six levels, the cost ranges from $350 per square metre to $2,000 per square metre.
David Fam, Fam International’s co-director, said that there is significant diversity in the Greater Western Sydney area.
“A lot of planning and thought has gone into providing residential developments for Bankstown’s rapidly growing population,” he said.
“What Little Saigon will do is respond to the need for more public amenities, and cater to the arrival of all these new residents, providing them with a one-stop-shop for all their daily needs, as well as a true destination for all their dining and entertainment.”
Bankstown’s <a href="/news">median house price has climbed to $605,000 in recent months</a>, with the median unit price at $360,000.
Photos: Supplied.
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Bankstown’s $80 million Little Saigon to feature Sydney’s largest Yum Cha restaurant

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Currently, established and new properties in Tasmania can receive a benefit for first time buyers, with up to $30,000 available. However, as in many other states and territories, this is changing at the end of June.
From 1 July 2014 established home buyers will lose the current $7,000 benefit.
For new properties, the First Home Builder Boost, which last November increased from $8,000 to $23,000, those eligible for this would also be benefit from the $7,000 FHOG, bringing their total payment to $30,000.
The grant for new properties is available until 31 December 2014.
To be eligible, you must not have owned and occupied (for more than six months) a home in Australia after 1 July 2000, and you cannot have owned a property before this time.
When you get the FHOG, you need to live in the property for six continuous months within 12 months of the date which the certificate of occupancy is issued.
You can check out the <a href="/expert-insights/buying/the-national-guide-to-first-home-buyer-grants">national guide to first home buyer grants</a> to see a more detailed rundown of what's available across Australia for first home buyers.
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Tasmanian first home owners to lose grant for established homes at the end of June

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After a marketing push into Asia, it appears that offshore buyers are interested in Surfers Paradise properties, with Ray White Surfers Paradise noting a total of 202 transactions to Asian buyers in the past 12 months.
Property Observer clarified the nature of the Asian buyers and was told this included 80% offshore and 20% with residency, or around 162 offshore sales.
CEO of Ray White Surfers Paradise, Andrew Bell, said that the sales data points to a focus from these buyers on the central and northern end of the Gold Coast, particularly Southport. He also noted that there was a favouring of development stock, beachside apartments and homes in the areas of Arundel and Labrador.
“The prospect of a Chinatown precinct, and the area’s proximity to Griffith University are huge ticks for Southport in the eyes of Asian investors,” said Bell.
“Another big plus for <a href="/news">Southport</a> is the impending start to light rail service, connecting it with the huge Griffith University and hospital precinct and key locations like <a href="/news">Surfers Paradise</a> and <a href="/news">Broadbeach</a>.”
However, there’s no one motivation behind the purchases – just as there’s no one motivation behind Australian purchases. Holiday homes, accommodation for their children studying at university, for capital growth or for investment return, there are numerous reasons, explained Bell.
“We are the second most visited destination in Australia after Sydney by this demographic and this fact continues to inform and intensify our international marketing efforts,” he said. Their current strategy, which began six years ago, focuses on China, Hong Kong, Singapore, Indonesia and Malaysia, where they have offices.
Many Ray White staff also travel to these countries to build their databases of buyers, including Bell himself.
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Strong offshore transactions noted on Gold Coast: Ray White 

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A South Australian block may just be one of the cheapest blocks of land in the country, according to Ray White Adelaide’s David McWilliams, who is selling the block.
Noting he hasn’t sold a property this cheap before, with a $34,000 price guide for <a href="https://www.realestate.com.au/property-residential+land-sa-port+lincoln-200834339" target="_blank">Wedge Island’s Lot 69 Port Lincoln</a>, he says that it has the potential to build a holiday home on the island that sits just off South Australia’s coast.
{qtube vid:=tGPPtU8Ldyw}
The island itself was used as a World War II lookout.
“The views are remarkable - similar to Kangaroo Island, all you can see is ocean for miles and miles. The surrounding environment is untouched and undeveloped. This spot is the perfect provides the perfect escape to the stresses of everyday life,” said McWilliams.
The block is 1,300 square metres in size and 165 kilometres west of Adelaide, accessible by boat or plane.
“There are only six properties on the entire island and owners are given a share in the island’s homestead. Purchasing allotment 69 will entitle you to access to the homestead, all vehicles, boats, the jetty, airstrip and equipment on the island,” McWilliams said. The homestead is offered on a first come, first served basis.
“A seal colony basks on the rocks at one end of the beach and penguins nestle in the caves and crevices at the other. Rock wallabies can be found on the cliffs, while ospreys hover in the sky overhead,” he noted.
Emus and a hairy nosed wombat are also in residence.
So we’re asking – is this really the cheapest block of land in a mainland Australian state or territory? If you’ve seen something comparable for cheaper, hairy-nosed wombat or no hairy-nosed wombat, comment below. 
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Is this the cheapest block of land in mainland Australia?

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New research available from today has listed the 10 suburbs that have seen the largest capital growth for the quarter for houses and units nationally.
Sydney, according to the list, has done well across both units and houses – with <a href="/news">Beaumont Hills</a> and <a href="/news">Eastwood</a> topping the houses list, and <a href="/news">Wollstonecraft</a> and <a href="/news">Milsons Point</a> topping the units list.
Houses, however, outperformed unit suburbs, with double digit growth recorded in seven of the top suburbs.
In fact, there was just one offering outside of New South Wales that made it onto the house suburb list – Melbourne’s <a href="/news">Alphington</a>.
On the best unit list, the results were a tad more mixed, and actually included a country Western Australia listing.
Consulting analyst for Onthousehouse, and founder of Residex, John Edwards, said that Sydney growth has continued through 2014.
“Growth in Sydney has continued, with house price growth of 8.15% in the last quarter. We have not seen this high level of quarterly growth since September 1988, when Sydney saw its last large property price boom,” said Edwards.
“While the strong growth rates are good news for property owners, if growth continues on its current upward path there could potentially be some problems in the medium-term as interest rates are likely to increase.
Edwards urges anyone looking to buy to heavily research the area.
“Gathering information on a suburb is crucial before buying. Investors should be able to estimate where a suburb is in its growth cycle if they are considering buying in the area,” he said.
See over page for the top performing suburbs.
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<img src="/images/2014/05/29/bets-houses-may-29.gif" alt="">
Source: Onthehouse.com.au / Residex
<img src="/images/2014/05/29/bets-untismay-29.gif" alt="">
Source: Onthehouse.com.au / Residex 
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The quarter’s 10 outperforming unit and house suburbs, Sydney tops list: Residex

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At <a href="https://www.realestate.com.au/property-house-nsw-casino-117050695" target="_blank">2 Swanson Lane, Casino</a> is this “concrete castle” that is actually a former water treatment/filtration plant built in the early 1940s.
<img src="/images/2014/05/29/casino%20may%2029%20one.jpg" alt="">
The vendors have managed to get a DA from the council to convert it into a three-bedroom residence, and the listing also suggests you could use it for a clubhouse, museum, art gallery or observatory.
The rear looks a little bit like a security-holding and the concrete can seem a little bare. Property Observer’s production editor Jake Robinson suggested that the blank concrete cylindrical water holding area could be perfect canvas for some graffiti-art. We think that, for the more traditional renovator, a creeping plant may suit to deal with the expanse of blankness.
<img src="/images/2014/05/29/casino%20may%2029%20two.jpg" alt="">
Internally, the vendor has fit out one end with a mezzanine bedroom/lounge, bathroom and toilet and a modest kitchenette. It’s basic, but the property certainly has potential.
<img src="/images/2014/05/29/casino%20may%2029%20three.jpg" alt="">
It’s on 2,500 square metres and the building is 250 millimetre thick double-reinforced concrete. The property is security fenced, with eight foot powdercoat.
With the right lighting and renovation, this could be a beautiful and unique home.
Asking price? $269,000
<a href="https://www.realestate.com.au/property-house-nsw-casino-117050695"></a>Article continue on next page. Please click below.<a href="https://www.realestate.com.au/property-house-nsw-casino-117050695"> </a>
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At <a href="https://www.realestate.com.au/property-house-nsw-molong-116255819" target="_blank">57 Gidley Street, Molong</a>, is this old Masonic lodge building that suits someone with vision.
<img src="/images/2014/05/29/molong%20may%2029%20one.jpg" alt="">
 
It’s been dubbed “The Temple of Temptation” by the real estate agent, and we’re certainly tempted to get our hands on it – particularly as there are some clear spots for beautiful fireplaces.
Its classical exterior and extremely high ceilings look as though they’d suit a well-thought out studio or one-bedroom stylish cottage.
It has four areas – an entrance, toilet, kitchen room and significant main room of approximately 10 by eight metres – with floorboards, stage and fireplace.
<img src="/images/2014/05/29/molong%20may%2029%20two.jpg" width="800" height="600">
The 674 square metre property has recently been reduced to $145,000.
We’re not entirely sure, but we think it could have been built circa 1930s, and may just be the property mentioned in this Sydney Morning Herald article from the time (Monday 23 November 1931).
It appears to have once been owned by the Molong RSL club.
Article continue on next page. Please click below.
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Another Masonic Lodge, of which the inside hasn’t been included in the photographs, is <a href="https://www.realestate.com.au/property-other-nsw-gilgandra-117048652%20" target="_blank">11 Wrigley Street, Gilgandra</a>.
<img src="/images/2014/05/29/gilganda%20may%2029%20one.jpg" alt="">
The façade is enough for us to be interested to add it to the list, as is the asking price: Just $60,000 for the described three-bedroom, one-bathroom opportunity.
It notes that “It has a local heritage listing-you'll have to see exactly what this means but probably means the original fascade can't be changed.” Which, for those looking for something with a beautiful historic feel, is the part that makes this property stand out anyway. The façade is a beautiful brick style, which appears very well maintained.
Unfortunately, it looks like the Council must be consulted with first for future use as it was used previously as a “meeting place”. While sounding ominous, it’s anyone’s guess as to how council will react to a residential request.
We assume it’s in need of some dire renovation. It notes that the largest room is a sizeable 13 by eight metres – similar to our Molong subject – with the smaller bedroom at five metres by eight metres. It includes a toilet, urinal and small store room.
<img src="/images/2014/05/29/gilganda%20may%2029%20two.jpg" alt="">
The façade includes the term “JUNCTA JUVANT”, which is also inscribed on the Masonic Coat of Arms for New South Wales. It is often translated as something akin to “Unity is Strength”, according to the Masonic Library.
The only issue for those wanting to turn it into their next home may be the style of windows – which are all at the top of the high ceilings when looking further back at the building. As this may not be able to be altered, lighting discussions are going to be a must.
It is in a flood zone.
Article continue on next page. Please click below.
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<a href="https://www.realestate.com.au/property-house-nsw-barellan-113695619" target="_blank">70 Yapumyah Street, Barellan</a>, is a $295,000 (negotiable) offering that was one Barellan’s Rural Bank, it has already had the “foundations laid” to turn the property into a four-bedroom home.
<img src="/images/2014/05/29/barellan%20may%2029%20one.jpg" alt="">
The façade reminds us somewhat of our number three option – the Gilgandra Masonic Lodge – but it also has solid timber inclusions in the pressed tin ceilings and more functional windows. It had construction commencing in 1930 – and completed six years later.
<img src="/images/2014/05/29/barellan%20may%2029%20two.jpg" alt="">
Fully functional safe and iron security doors to the main street are included, which Property Observer thinks is absolutely terrific.
<img src="/images/2014/05/29/barellan%20may%2029%20three.jpg" alt="">
Some aspects have been modernised, but there’s plenty left for renovators. For instance, the main bedroom, which has a balcony, has a fairly contemporary walk-in wardrobe. There’s also an added in-ground swimming pool, extensive shedding and a stainless steel gas stove. The living area includes a bar.
It does, however, obviously need some substantial work.
<a href="https://www.realestate.com.au/property-house-nsw-barellan-113695619"><img src="/images/2014/05/29/barellan%20may%2029%20four.jpg" alt=""></a>
 
Article continues on next page. Please click below.
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This <a href="https://www.realestate.com.au/property-house-nsw-jerilderie-114431103" target="_blank">Jerilderie church</a>, the address of which is not listed, will set you back $85,000 and it’s on a 4,047 square metre corner block and built of Murray pine.
<img src="/images/2014/05/29/jerilderie%20may%2029%20one.jpg" alt="">
The 1860s-built church was moved to the site in 1920 and is in “reasonable condition” – but inexperienced home improvers may not want to tackle this, as it requires new roofing and a significant amount of fixing.
<img src="/images/2014/05/29/jerilderie%20may%2029%20two.jpg" alt="">
The listing suggests that exposing the timber would be a beautiful option, and also explains that the front half of the old hall has been damaged, but that the rear and chimney are in strong condition. The windows are that typically-beautiful shape that old churches offer for renovation, and with a bit of TLC it’s likely that this would be an impressive home.
The land also includes two fenced paddocks, and it is power connected.
Article continues on next page. Please click below.
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And lastly, if you don’t want to renovate and are happy to push the $300,000 mark a bit extra then we’ve included this beauty.
<img src="/images/2014/05/29/NSW_0000_grafton%20may%2029%20one.jpg.jpg" alt="">
For $330,000, <a href="https://www.realestate.com.au/property-house-nsw-grafton-116473607" target="_blank">69 Oliver Street, Grafton</a>, could be yours. This beautiful property includes three bedrooms, two bathrooms and two garage spaces, and beautiful polished hardwood floorboards. The marketing also includes a video.
A solar system has been installed, and in the garage there is also a storage mezzanine. It’s truly stunning – and could be good inspiration for any renovator.
It includes a terrific “before” photograph, and our hats go off to the owner renovators who appear to have done a splendid job.
<img src="/images/2014/05/29/grafton%20may%2029%20two.jpg" alt="">
It sits on 976 square metres, and we love the backyard deck and neutral colour tone throughout. Modern, but classic – truly gorgeous.
<img src="/images/2014/05/29/grafton%20may%2029%20three.jpg" alt="">
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Five unusual New South Wales renovation opportunities – all under $300,000

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A cold storage freestanding warehouse facility in Brisbane's south-east has been sold by Ray White Commercial, bringing in $1.35 million.
The Tingalpa property, at 67 Proprietary Street, sold as vacant possession to processed food distributors PFD Foods.
The deal was negotiated by Ray White Trade Coast's Jared Doyle who said that solid interest had been seen in the facility, with a number of offers before the accepted $1.35 million.
On approximately 2,126 square metres, of which the warehouse covers 960 square metres, the facility will be an addition to PFD Food's existing premises in Lytton. “PFD Foods was looking for another food preparation facility and offices to accommodate its growing business catering for a new contract with Costco,” said Doyle. “This facility has approximately 312 square metres of mezzanine office level.  There’s approximately 521 sqaure metres of food preparation and cold storage areas and a goods receiving ability from the hardstand area.”
It caters for parking of 12 cars, and is fully fenced. Doyle noted that another bonus is the location of the property to the Gateway Motorway, Brisbane Airport and the Port of Brisbane.
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Brisbane cold storage warehouse brings in $1.35 million

For most new apartment buildings, the Owners Corporation starts life with little more than a bank account and the first quarterly strata levies.

At <a href="https://www.apartments.com.au/buildings/9-gay-street-castle-hill-9-gay-street-castle-hill-nsw-2154">9 Gay Street</a> in <a href="https://www.apartments.com.au/developments/castle-hill-nsw-2154">Castle Hill</a>, it starts with around $7 million in reserve.

It's an unusual legacy of what was once one of Sydney's highest-profile apartment remediation projects. When the development, originally known as Skyview and built by disgraced developer Top Place, came under scrutiny by then NSW Building Commissioner David Chandler, an $11 million remediation bond was negotiated to ensure any building defects could be fully rectified.

The building underwent an 18-month remediation program, during which around $4 million of that bond was spent bringing the building up to the standard it should have been in from the outset.

After extensive inspections, all active rectification orders have been lifted. What's more, around $7.2 million remains secured for the Owners Corporation for the next 15 years.

In a twist few would have predicted, what began as a significant concern for purchasers has left the building with something almost unheard of in the apartment market: a multi-million-dollar financial reserve from day one.

[smartcode_project:default project_id=147685 project_image_fid=359136]

<a href="https://www.apartments.com.au/project-marketer/equitifund-group">Equitifund</a> Executive Chairman Greg Huxley said the structure offers buyers a level of certainty that is difficult to replicate.

"The $11 million bond established for the Skyview Castle Hill development represents exceptional value, providing genuine financial security for purchasers," Huxley said.

"Unlike a standard insurance policy, this bond consists of real funds held in trust for the Owners Corporation, offering a tangible layer of protection and added peace of mind."

The apartments themselves have been designed with a focus on practical, contemporary living. Interiors feature Smeg appliances, stone benchtops, tiled living areas, carpeted bedrooms, 2.7-metre ceilings, floor-to-ceiling glazing, and ducted heating and cooling throughout.

Residents also have access to a range of shared amenities, including two rooftop barbecue areas, a swimming pool, children's playgrounds, secure building access, storage cages, and visitor parking.

The location continues to be one of the project's strongest drawcards. Castle Hill Metro Station sits virtually on the doorstep, providing direct connections across Sydney's expanding Metro network, while Castle Towers offers extensive retail, dining, entertainment, and service amenities within walking distance.

[smartcode_project:default project_id=147685 project_image_fid=359127]

The building, now named after its location at 9 Gay Street, comprises a diverse mix of one-, two-, and three-bedroom apartments starting from just under $600,000.

Equitifund National Sales Director Ben Hamblett said demand in the Hills District continues to be driven by buyers seeking convenience and connectivity.

"Interest from both owner-occupiers and investors in Castle Hill remains exceptionally strong, with buyers consistently prioritising developments in close proximity to the Metro station and Castle Towers Shopping Centre," Hamblett said.

"There is a clear trend in the market, with purchasers seeking convenient access to transport and lifestyle amenities that support a seamless, low-maintenance way of living."

On top of the long-term protection afforded by the remaining $7.2 million bond, Equitifund is offering a limited-time stamp duty rebate on selected apartments.

Eligible purchasers can also secure finance options, including a 3.99 per cent two-year variable rate, loan-to-value ratios of up to 90 per cent, and interest-only lending options through EquitiCredit.

[smartcode_project_cta:default project_id=147685]

Joel Robinson

Why this Castle Hill apartment building starts with a $7 million advantage

For much of the past few years, conversations about Australia's property market have centred on the rapid growth seen in Sydney, Brisbane, Gold Coast, and Perth. <a href="https://www.apartments.com.au/developments/melbourne-vic-3004">Melbourne</a> has followed a different trajectory.

That relative underperformance is now encouraging some buyers to reassess the city, particularly those willing to look beyond short-term market movements and focus on quality property in established locations, along with the long-term growth prospects of a city expected to overtake Sydney as Australia’s most populous.

John Bekiaris, Research &amp; Market Insights at <a href="https://www.apartments.com.au/project-marketer/equitifund-group">Projects by Equitifund</a>, said Melbourne's current position is attracting increasingly sophisticated purchasers.

"Melbourne continues to present one of Australia's strongest long-term investment stories," Bekiaris says.

"While other capital cities have experienced stronger recent growth, that relative underperformance is exactly what's attracting sophisticated counter-cyclical investors."

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Equitifund isn't just commenting on Melbourne's property market, it's investing in it.

The Sydney-headquartered capital partner has taken over the remaining apartments at <a href="https://www.apartments.com.au/buildings/victoriana-melbourne-20-queens-road-melbourne-vic-3004">Victoriana</a>, the recently completed glass-encased development opposite Albert Park Lake in Melbourne's tightly held St Kilda Road precinct.

Designed by <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> and built by <a href="https://www.apartments.com.au/builders/hickory">Hickory</a>, Victoriana places residents between one of Melbourne's most recognised parklands and the CBD, offering oversized two and three-bedroom apartments aimed at owner-occupiers seeking a genuine alternative to a traditional family home.

The development comprises 232 completed residences alongside a suite of resident amenities, including a 25-metre indoor swimming pool, gymnasium, landscaped entertaining areas, resident lounges, EV charging, secure basement parking and a concierge-style arrival experience.

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The apartments have been designed with owner-occupiers firmly in mind.&nbsp;Open-plan living and dining areas flow onto generous balconies framing views across Albert Park Lake, Fawkner Park, the Royal Botanic Gardens and the Melbourne skyline.

Kitchens feature Gaggenau appliances, stone benchtops and generous preparation space. Bedrooms include built-in robes, while bathrooms feature full-height textured tiling. Hardwood flooring and ducted air conditioning complete residences designed for long-term living.

Rothelowman's architecture takes its cues from the landscape opposite the site. Sweeping horizontal glazing references the movement of Albert Park Lake, while generous balconies and expansive glazing strengthen the connection between the apartments and the surrounding parklands. The result is a building designed to deliver the scale and amenity expected of luxury apartment living, while offering the larger floorplans increasingly sought by owner-occupiers.

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The location is one of Victoriana's defining characteristics. Positioned on Queens Road, residents are directly opposite Albert Park Lake and within easy reach of Fawkner Park, the Royal Botanic Gardens, South Melbourne, St Kilda Road and the CBD. With few comparable development opportunities remaining in the precinct, buyers are increasingly placing value on outlooks that are unlikely to be interrupted by future construction.

Greg Huxley, Founder of Equitifund, believes those qualities become even more valuable over time.

"Premium real estate has always rewarded buyers who take a long-term view," Huxley said.

"Victoriana represents the kind of asset that's increasingly difficult to recreate today, particularly in an established location like Queens Road."

He said rising construction costs are also changing the way buyers assess completed developments.

"When you combine an irreplaceable location with thoughtful architecture and premium finishes, you create something that becomes increasingly difficult to reproduce as construction costs continue to rise."

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According to National Sales Director Ben Hamblett, enquiry has been driven largely by Melbourne downsizers and buyers upgrading from smaller apartments.

"Interest in Victoriana continues to build, with strong buyer focus on the larger owner-occupier residences within the development," Hamblett says.

"Enquiry is increasingly driven by local buyers who recognise the rarity of what's on offer: park-facing apartments in an established neighbourhood where new development opportunities are becoming increasingly scarce. At Victoriana, the view is not just a feature; it's an appreciating asset in its own right."

He said interstate enquiry has also strengthened as buyers reassess Melbourne's position within the national property cycle.

"Melbourne currently stands as the most compelling entry point of any major Australian capital, and discerning buyers are beginning to recognise what those who move early always understand: the best opportunities are taken before the price rise confirms them."

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Why now is the time to buy in Melbourne's premium apartment market

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.

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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."

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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

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.

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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."

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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.

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Residents will have private access to a rooftop amenity space featuring a pool, gym, sauna, steam room, hot and cold plunge pools, spa and barbecue facilities.

"The success of Oasis demonstrates that buyers continue to prioritise quality, location and lifestyle," Leet said.

"We are proud to have delivered a project that has resonated so strongly with the market and look forward to bringing Oasis to life for our future residents."

Sherpa recently launched <a href="https://www.apartments.com.au/new-apartments/flourish-soleira-palm-beach-1150-1160-gold-coast-highway-palm-beach-qld-4221">Flourish Soleira</a>, its third instalment of the Flourish brand in Palm Beach following Flourish Oasis and <a href="https://www.apartments.com.au/new-apartments/amargo-6-12-sixth-avenue-palm-beach-qld-4221">Flourish Amargo</a>.

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Sherpa sells out Flourish Oasis in booming Palm Beach

Urban Property Group's <a href="https://www.apartments.com.au/new-apartments/la-vera-macquarie-park-94-talavera-road-macquarie-park-nsw-2113">La Vera</a> is leading the next phase of Macquarie Park's residential evolution, with the new apartment development set to become the first of several new apartment projects in the precinct to complete.

The 169-apartment building has now topped out ahead of its scheduled completion in the third quarter of 2026, as new residential investment continues to reshape one of Sydney's largest employment hubs into a true mixed-use precinct.

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Cox Architecture has designed La Vera to capture the best of its unique positioning on Talavera Road, orienting the building towards Lane Cove National Park.&nbsp;The building features a sculpted northern façade with flowing curves inspired by the surrounding landscape, while its city-facing elevation adopts a more structured architectural expression to maximise skyline views.

"The vision for the project was to conceive a building that adopted an organic and curvilinear form to the northern portion that faces the Lane Cove National Park," <a href="https://www.apartments.com.au/architects/cox-architecture">Cox Architecture</a> Director Felipe Miranda said.

"The residents that reside in the northern portion of the building benefit by having beautifully crafted curved balconies that speak to the natural context and heighten the relationship of their internal living spaces to the external balconies."

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La Vera offers a diverse mix of one, two, three, and four-bedroom configurations, with prices currently starting from $740,000. Buyers so far have been a mix of Sydney-based investors,&nbsp;metro commuters, owner-occupiers and downsizers from surrounding North Shore suburbs.

Both investors and owner-occupiers have been drawn to La Vera's proximity to Macquarie University, Macquarie University Hospital, Macquarie Centre and the Sydney Metro, infrastructure that supports both strong rental demand and a convenient lifestyle for residents.

The apartments feature full-height glazing, timber flooring throughout living areas, stone kitchen benchtops, SMEG appliances, floor-to-ceiling bathroom tiling and ducted air conditioning.

Residents will have access to a rooftop recreation level featuring a swimming pool, sauna, barbecue facilities and landscaped relaxation areas, complemented by additional communal space at ground level. Many apartments enjoy uninterrupted views across Lane Cove National Park, reinforcing the project's connection to its natural setting.

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<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a>, a family-owned developer and builder with nearly four decades of experience, holds a 4.5-star iCIRT rating and was Australia's first developer to introduce 10-Year Latent Defects Insurance (LDI). La Vera is the first apartment development in <a href="https://www.apartments.com.au/developments/macquarie-park-nsw-2113">Macquarie Park</a> approved to offer the additional insurance protection, alongside a five-year warranty on SMEG appliances.

Urban Property Group CEO Patrick Elias said the additional protection reflects changing buyer expectations in the off the plan market.

"Consumers are a lot more weary and a lot more concerned in buying off the plan than they ever have been. Having LDI is a tool to portray the confidence that we have in our product, and a confidence we want buyers to share," Elias said.

Following completion of the building later this year, buyers will move into their apartments well before Christmas.

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Jennifer Duke

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