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The term ‘sunset clause’ is more easily thought about as a ‘time limit’ that can be put into property contracts. In this article, we’ll be discussing sunset clauses and off the plan purchases. We will cover sunset clauses and established property next week.
Whenever there is a sunset clause you should speak through the implications with your conveyancer.
Essentially, a sunset clause notes that if the project is not completed by a certain time then the contract is void. The buyers deposit will be refunded and they are free to look elsewhere.
Sunset clauses can help buyers by providing an expected completion date, and also as a safety net for if the developer delays for far longer than the buyer may be happy with.
A seller can also use the sunset clause to ensure they are paid in full as promptly as possible, explains the Queensland Office of Fair Trading.
However, warnings around sunset clauses have certainly been heard.
The sunset clause has seen some developers run over the time limit, refund the deposit, and then look to sell the blocks on at a higher price. This is especially the case if the market has been hot – meaning the buyer will also miss out on capital growth during this time. This leaves them losing out on other opportunities while their deposit is tied up in the development.
While Queensland’s Office of Fair Trading describes <a href="https://www.fairtrading.qld.gov.au/real-story-property-contract.htm" target="_blank">a real life example of this situation happening</a> it’s unclear just how common this practice is, however it’s worthwhile for investors and home buyers to ensure that the length of the sunset clause is appropriate for them and the worst case scenario. 
Delays can happen with construction and developments, so it’s worthwhile building in some ‘fat’ to the sunset clause and to have a clear understanding as to where the project is in its development (and whether lengthy uncertain parts of the process, such as obtaining planning approvals, have already occurred).
Background checking the developer can also be helpful, as can ensuring that progress is demonstrated regularly. You will want to be informed early of any delays and any issues these may cause.
The Western Australia Department of Commerce recommends these three considerations to determine whether a sunset clause's length is appropriate:
<ol>
<li>Whether the developer has obtained all the necessary approvals to commence and, if not, what still needs to be approved. 
</li>
<li>Whether the developer is required to secure a minimum number or proportion of unconditional contracts before they can obtain funding to allow the project to proceed and, if so, how many contracts have already been secured. 
</li>
<li>The extent of progress of the development made to date (to check on progress, a proposed buyer could ask their solicitor, the developer or the developers representative whether the milestones are being met within the necessary time frames under the contract).</li>
</ol>
It's also worth noting that if a development runs over the length noted by the sunset clause, the developer and the buyer can organise to have the contract written up again if both are still happy with the price and terms previously agreed upon.
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What is a ‘sunset clause’? Off the plan investment terms explained

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An apartment development project in South Australia’s Woodville West has the state government partnering with the private sector as they explore how to lower construction costs.
The project is a 1,500 square metre block, allocated by Renewal SA, for a four or five storey apartment building comprising of 16 to 20 dwellings at Woodville West's The Square with aims to bring the price for the home buyer down to $200,000s to low-$300,000s per apartment on completion.
This is under a project called the Apartment Construction Cost Demonstration, part of looking at increasing affordability. The results of the project will be a commercially-replicable development model that can be sold at fair price points in inner and middle ring metropolitan locations. They look to achieve the construction at a target cost per square metre that will reduce overall costs. This cost should be $1,800 to $2,000 per square metre. They will then share these learnings with the industry, including techniques and practices around building layout, construction methodology and material choice.
Minister for Housing and Urban Development John Rau said the main focus is to reduce the costs for a home buyer.
“Finding a solution to the current high construction cost of apartments will help bring down the purchase costs, meaning more South Australians will be able to afford houses in areas of their choice,” said Rau.
“Creating more quality, affordable housing along Adelaide’s key transport corridors – particularly medium-density dwellings such as apartments - is an important goal for South Australia’s property sector,” he said.
A first of its kind in the state, it has been sourcing advice through an Industry Reference Group – made up of real estate industry experts including builders and architects.
“The key to the success of this project will be innovation and collaboration between the builder, design team, Renewal SA and industry, who will need to explore elements including building and site layout, construction methodology and choice of material," he explained.
Members from the industry involved also include the Housing Industry Association, the Urban Development Industry Association, the Property Council, Master Builders Association, the Australian Institute of Architects, the Planning Institute of Australia and the Australian Institute of Building Surveyors.
“Innovations that achieve lower apartment construction costs will be shared with the building industry so that the greatest number of people can benefit,” he said.
The UDIA (SA), who are on the panel, have welcomed the project. Executive director Terry Walsh said that the project has the potential to make a significant difference to the cost of property.
“The UDIA, which is represented on the project’s Industry Reference Group, is keen to explore not only improvements in building techniques, processes and materials but also ways of streamlining approval and regulatory processes. We hope that lessons learned from this project will help reduce time and costs associated with not only apartment construction but all forms of housing construction," said Walsh.
Currently, an expression of interest process is open to find a builder partner that will be part of the panel selecting the design team.
Construction for the apartment project is anticipated for the first half of 2015.
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South Australian government researching how to lower apartment construction costs

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The Australian Valuation Property Classification Codes assigned to land, as part of a general valuation undertaken every two years, have seen a number of changes to apply from the 2014/2015 levy year.
These changes may alter the required rate of payment under the Fire Services Property Levy Act 2012.
“These include changes which will allow a supplementary valuation to be conducted where a change in occupancy affects the AVPCC allocated to land, and to make provision for the Fire Services Property Levy to be adjusted retrospectively where the allocation of the wrong AVPCC has resulted in the land use classification being incorrectly applied. These amendments will apply from 14 May 2014,” the State Revenue Office explains in their latest General Information Bulletin.
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Some property re-classified under Victorian State Revenue Office changes

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Queensland’s Infinity tower, an 81-storey Meriton creation, has been awarded ‘Best Residential High-Rise Development’ (Australia) at the Asia Pacific Property Awards.
The creation, designed by Brisbane-based DBI Architects, saw 70 judges pointing to the crisp façade of the design, with white vertical blades on one side and horizontal spandrels on the other, to finally win the prize.
In Brisbane city, with views of the Brisbane River, Mount Cootha and Moreton Bay, it has a lap pool, spa, sauna, gym and short-stay accommodation in more than 200 serviced apartments.
It was created to be the tallest tower in Brisbane’s CBD with a total of 549 apartments on 43 Herschel St.
One-bedroom apartments are advertised from $405,000, with one-bedroom and a study from $415,000 and just one remaining three-bedroom apartment, at $918,000. Two-bedroom apartments are all sold out, however they were attractive prices in the mid-$600,000 range.
Rental appraisals put the weekly potential for one-bedroom apartments at $420, and $430 with a study. For two-bedrooms, one-bathroom $530 per week is expected, and for two-bedroom two-bathrooms this shoots up to $580.
The site was originally a ground level car park before being purchased by Meriton in 2009.
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Harry Triguboff’s tallest Brisbane creation wins Best High-Rise award

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Sixteen of Victoria’s community and publicly managed heritage properties have been given grants for conservation, according to Planning Minister Matthew Guy.
The first round of the new Victorian Heritage Register Places and Objects Fund will see $900,000 of grants to projects statewide.
The St Mary’s Catholic Church in Bairnsdale is on the list for assistance, with $75,000 of funding. The Church is matching the contribution, and they’re looking to fix the slate roof.
The Old Murmungee Hall, in Murmungee, is an 1869 community building that will receive a $43,000 grant to help fund roof repairs and fix the damp.
A former Freemasons Hall in South Melbourne will receive a $90,000 grant, to repair the coat of arms, brickwork and render.
The Alfred Fuller Pipe Organ in Geelong will receive $10,000, matched by the Church, for cleaning, repairing and restoration.
In 2013 to 2015 around $2 million in heritage grants will be provided.
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Conservation grants for 16 of Victoria’s heritage buildings

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The Urban Development Institute of Australia NSW said that the move to end the National Rental Affordability Scheme is a blow for the western suburbs – an area that has been popular for investors and first home buyers due to its relatively low entry level prices.
According to the most recent NRAS Performance Report (June 2013), UDIA NSW chief executive Stephen Albin said that Western Sydney had seen the strongest take-up in the scheme.
Under NRAs, 154 homes were built in <a href="/news">Penrith</a>, 105 in <a href="/news">Lakemba</a>, 160 in <a href="/news">Seven Hills</a>, 106 in <a href="/news">Bankstown</a> and 50 in <a href="/news">Parramatta</a>.
“Clearly there’s a strong demand for this initiative in Western Sydney where growth is happening at a rate of knots and housing demand is far outweighing supply,” said Albin.
“The National Rental Affordability Scheme was one of a limited number of tools the federal government had to ease the housing stress for low income earners so it is incredibly disappointing to see it axed.”
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NRAS end a blow for Western Sydney hotspots: UDIA NSW

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A new residential development on the waterside of Darling Harbour, Radiance, is Loftex’s new creation of 119 one-, two- and three-bedroom apartments behind a gold façade.
Recently appointed to market the apartments on 188 Day Street, CBRE’s residential projects director, Ben Stewart, said that buying into <a href="https://radianceapartments.com.au/" target="_blank">Radiance</a> offers a rare opportunity to own a piece of freehold property.
They were not yet able to release the prices of the apartments.
Some of the properties include bike storage, studies and balconies.
Onsite parking is available for the properties, and each come with SMEG appliances and Caesarstone benchtops.
“This high-end development on the fringe of Australia’s – and indeed one of the world’s – most famous harbours offers a unique combination of livability and convenience,” Stewart said.
“These apartments will offer the very best of inner-city living - spectacular views of the city’s glittering famous harbour, a lively cultural scene, beautiful parks, high-end boutiques and fine dining.”
A luminous gold coloured façade, designed by Tzannes Associates, will be the face of the development.
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Darling Harbour to see 119 apartments added to waterfront

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The way a property presents can make or break its potential for sale or for finding those perfect tenants, and so vendors and landlords need to take it seriously.
Place managing director, Sarah Hackett, explains that there are seven factors that should always be considered when trying to provide that immediate attraction and charm.
“While you can go to the extent of staging your home with rented furniture, there are other things you can do to present your home in the best possible way and get buyers and tenants to fall in love with it without spending a fortune,” explains Hackett.
For those heading to an open home to assess a property to purchase, then <a href="/news/how-to-assess-a-property-at-an-open-home">here’s a useful guide</a>.
For those selling, here are her seven tips:
<ol>
<li>
Street appeal We hear about fixing up that front façade all the time – and for good reason. It’s important! First impressions are quickly made about a property, and you don’t want your buyers put off before they’ve even stepped through the front door. “You need to have both the interior and exterior of the property looking in pristine condition,” said Hackett. “Mow the grass and tidy the yard, put out fresh mulch in the garden, sweep driveways and patios and put away garden tools such as hoses and sprinklers. Consider adding a new latch to the fence so that it opens easily and give the fence a fresh coat of paint if needed.” She also explained that when the agent greets the viewer at the front door, it’s nice to add a homely touch. This could be a nice door mat or pot plants. It’s also worth remembering to keep things clean, avoid parking directly in front of the house and to keep vehicles out of driveways. Here’s <a href="/expert-insights/building/five-ways-to-spruce-up-your-propertys-exterior-for-added-value">five ways to spruce up your property’s exterior for added value</a>.  
</li>
<li>
Cleanliness The next step is to keep things clean and to de-clutter the property.  It may require a bit of elbow grease, but the time spent is worthwhile. “This involves removing unwanted dirt and dust so that your property is sparkling, as well as tidying and de-cluttering, which includes cleaning off counter tops in the kitchen and bathrooms; removing photos and papers from the refrigerator; putting away items such as remote controls, magazines and garbage bins from the living areas; and ensuring bedrooms are tidy by making beds and putting clothes away,” she said. Essentially, this step is about removing distractions and unnecessary objections to the property. This is the <a href="/expert-insights/investing/ten-tips-to-prepare-your-home-for-an-open-for-inspection">number one ‘must do’ item on this list of 10 things that you should look towards before your open for inspection</a>. 
</li>
<li>
Lighting Maximising natural light is a good first step – just opening the blinds or curtains can be helpful, as can cleaning the windows. Turn all the interior lights on, even in daytime showings. “This includes ensuring any broken light bulbs have been changed,” explains Hackett. 
</li>
<li>
Style your home While you can bring in the professionals it is also worth DIY-ing if you can’t afford it. “Set your table – it doesn’t have to be a formal setting, in fact casual is better,” she said. “Put a jug of water and nice glasses out or a bread loaf on a nice platter with napkins.” Look for nice features, such as fresh flowers, and create focus points in different rooms. Each room should be styled – consider purchasing cheap, but nice, doona covers, bathroom accessories and artworks. “Ultimately you want it to look like a hotel,” said Hackett. “In this sense you can make the bed a feature of the bedroom by adding extra pillows, and in the bathroom you can display soaps, towels and bath oils.” 
</li>
<li>
Playing to emotions Property is all about tugging on the heartstrings, so don’t be afraid to play to the mood. Music can work well, and is often used at professional display suites. She explains that this works particularly well as people feel more free to talk and discuss the property. 
</li>
<li>
Repairs Don’t leave any imperfections that can be easily fixed – this includes cracked windows, or chipped paint. “These signs of neglect can ring alarm bells for some buyers, who may think the whole property is generally rundown, and it will detract from the property’s appeal,” said Hackett. 
</li>
<li>
Time it right It’s likely you know your property well – so do you also know the time of day when it presents best? West facing houses may suit to do an open home in the morning – particularly if there’s no air conditioning and it tends to get too hot. “Likewise if your house has a lot of shade, hold open houses in the warmer hours. But make sure you work out when the entertaining areas are sunlit but not boiling,” she says.</li>
</ol>
You may also want to read <a href="/news/get-your-property-open-home-ready-in-just-one-morning-a-last-minute-guide">this “last minute guide” to preparing your property for an open home</a>.
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Seven tips for preparing your home for sale or for rent

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Chinese international real estate website, Juwai.com, explained that Australian real estate agents earned an estimated $147.5 million in commissions on Chinese buyer transactions in the past financial year.
In fact, this figure could be even higher. Basing their statistics on the total transaction value, multiplied by the estimated average commission rate of 2.5%, it’s clear that the real commission earnings could be even higher. The total Chinese investment in Australian property jumped 149% over the recorded financial year, to $5.9 billion.
A Juwai spokesperson told Property Observer that they used a conservative commission rate to come up with this figure, and noted that as a site their model is not to take commissions themselves but to charge for listings and advertisements - similar to solely Australian online listing portals.
The agents seeing the biggest piece of the pie are those in Sydney, followed by Brisbane, Melbourne, the Gold Coast and Adelaide.
Interestingly, of Juwai’s popular countries for Chinese buyers the United States trumps Australia. Australia is then followed by the UK, Canada and Germany.
Key motivations of individual mainland Chinese investors:
<ul>
<li>Seeking yields and capital gains. 
</li>
<li>Obtaining educational opportunities for their children. 
</li>
<li>Internationally diversifying their investments. 
</li>
<li>Enjoying an attractive lifestyle and living overseas for business or emigration. Many wealthy Chinese have a primary residence in Beijing, and second homes in Australia, the US and the UK.</li>
</ul>
Source: Juwai.com
This comes as franchise groups are increasingly signing up with online portals. Most recently, Raine &amp; Horne have announced a partnership with Juwai, with the Chinese website acting as an exclusive Chinese-language marketing partner.
Overseas, similar partnerships are also being created.
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Agents earned $147.5 million commissions from Chinese buyers in past financial year: Juwai

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Pointing to the federal government’s failure to address GST issues in the budget, Real Estate Institute of New South Wales president, Malcolm Gunning, said that “for some reason” the review of the taxation system is being avoided.
He said that everyone knows specific taxes needed to be removed, and that the sooner the government figures it out, the sooner the logistics can be decided.
“Everyone knows we need to get rid of our inefficient taxes, including stamp duty, land tax and payroll tax, and implement a broad based tax system,” said Gunning.
“Both state and federal government are sitting back and refusing to bring the issue to the table. Someone has to move first and last night’s budget was the right opportunity to acknowledge that something needs to be done.”
The current state-based tax system is inhibiting economic growth and must be overhauled, he said, explaining that industry and commerce compliance costs and the public servants administering this will be removed if the taxes are abolished – leading to savings that he believes justify the review.
“The federal budget focused too much on debt and the solving of the debt problem very quickly. Eliminating debt so swiftly could have an adverse effect on growth,” he said.
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Everyone knows we need to get rid of stamp duty: REINSW

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."

[smartcode_project:default project_id=1979 project_image_fid=363268]

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.

[smartcode_project:default project_id=1979 project_image_fid=363229]

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.

[smartcode_project:default project_id=1979 project_image_fid=363284]

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."

[smartcode_project:default project_id=1979 project_image_fid=363228]

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."

[smartcode_project_cta:default project_id=1979]

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.

[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

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."

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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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