Reserve Bank governor Philip Lowe, when announcing the cash rate would remain on hold at 0.1 per cent at its September meeting, again warned about maintaining lending standards.

But figures from the Australian Prudential Regulation Authority show a big increase in mortgage lending at high debt-to-income ratios.

The figures show that debt was some six times greater than income in around 22 per cent of new home loans during the June quarter.

It was up from 16 per cent in the September quarter last year.

The RBA noted housing prices are continuing to rise, although turnover in some markets has declined following the virus outbreak. 

"Housing credit growth has picked up due to stronger demand for credit by both owner-occupiers and investors," the September minutes advised.

"Given the environment of rising housing prices and low interest rates, the Bank is monitoring trends in housing borrowing carefully and it is important that lending standards are maintained."

The prudential regulator which controls residential mortgage lending is expected to shrink the maximum borrowing capacity of customers.

Economists had thought it might happen later this year, although the latest lockdowns may prompt a pause until 2022.

It follows comments from Dr Lowe that "the delta outbreak is expected to delay, but not derail, the recovery."

AMP Capital chief economist Shane Oliver said although the RBA did not significantly change its assessment of the housing market, "the continuing strength in housing finance and house prices is consistent with APRA announcing a formal tightening in lending standards – although it may wait till after the dust settles from current lockdowns before moving."

Tim Lawless at CoreLogic told The Australian he believes any macro prudential intervention will be aimed at keeping a lid on household debt rather than investor activity or interest-only lending, like earlier interventions.
 

APRA figures showed a sharp increase in mortgage lending at high debt-to-income ratios

jchancellor-FAypfDUnLy

Looser lending prompts increased likelihood of stricter macroprudential lending controls

The latest Urbis report has calculated 475 off-the-plan sales in Perth were secured between March and June. 
&nbsp; 
It was the highest number of sales since the 2006 first quarter.

The top sellers were Edge Visionary Living&rsquo;s Lumiere South Perth followed by its Rivi&egrave;re project on the waterfront in Applecross which had 33 sales at close to a $2m average price.

[smartcode_project:default project_id=26734 project_image_fid=153697]

Perth&#39;s average off the plan apartment price was $900,000 plus.

The report noted off-the-plan sales over the June quarter were higher than resales of existing apartments.

The 475 off-the-plan sales were worth $430 million.

[smartcode_project:default project_id=8266 project_image_fid=158138]

The research by the property consultants suggested the uptick had been driven by wealthy downsizes seeking luxury apartments in the inner suburbs.

Buyers of new apartments qualify for stamp duty rebates of 75 per cent up to $50,000 with no cap on the purchase price.

It is available to both owner occupiers and investors.

Around one quarter of the new apartment buyers in the June quarter were investors.

Buyers of new apartments qualify for stamp duty rebates of 75 per cent up to $50,000

Perth sees strongest off the plan apartment sales tally for five years

A Darlinghurst apartment development site has been listed for sale.

The property is for sale by expressions of interest through Savills Australia and CBRE.
 
Located at 10-24 Flinders Street, it is best known as the ARQ Nightclub premises. 

Situated on the corner of Flinders and Taylor Streets, EzyMart is another of the tenants.

According to Harry George at CBRE the City of Sydney is currently undertaking a strategic review of the planning controls that govern the local area with the aim of future proofing the area as a vibrant cultural and creative precinct.

“The proposed changes to planning rules will allow for taller buildings along Oxford Street, in a bid to transform the tired strip into a massive cultural and creative precinct.

“ARQ represents an extremely rare opportunity for an incoming purchaser to secure a property within one of Sydney’s finest inner-city suburbs” he said.
 
 
Nick Lower at Savills Australia said it was the first time the site had been offered for sale in 30 years.
 
The site is zoned B2 Local Centre under the Sydney Local Environmental Plan 2012. 

It has a maximum permissible building height of 15m-18m and maximum FSR of 2.0:1-3.5:1 on each site respectively. 

Lower noted the City of Sydney recently earmarked nearby Oxford Street as a key priority area for renewal and revitalisation within the Local Strategic Planning Statement (City Plan 2036) endorsed in 2020.

The draft planning proposal supports that the FSR and height limit is increased to 3.5:1-4:1 (with additional bonuses totalling 0.8:1 available) and 18m-23m, respectively, which will allowed for 6,000 sqm* (STCA) of allowable GFA across five to six storeys.
 


It has a maximum permissible building height of 15m-18m and maximum FSR of 2.0:1-3.5:1 on each site respectively

Darlinghurst mixed-use apartment development site listed

Some 123 apartment and townhouse vendors across the nation took pre-auction offers for their weekend auction offers.

There were 273 sale results reported which prompted a 58% success rate.

Some 85 of the 341 listings were withdrawn amid the continued lockdowns in the three major auction markets, Sydney, Melbourne and Canberra.

The nation&#39;s top sale was in Brisbane when $1,855,000 was paid for a high-rise riverfront reserve apartment through Adcock Prestige.

The 11/10 Lower River Terrace, South Brisbane apartment had previously traded at $1.4m in 2007 in the Southbank Apartments complex.

There were five registered bidders for the three bedroom, two bathroom 180 sqm deceased estate offering.

Situated within the Dartford Tower, there are only three apartments per floor.

The corner apartment positioned on level five came with secure garaging for two vehicles.

A $340,000 townhouse sale in Melbourne&rsquo;s Thomastown was the nation&rsquo;s cheapest weekend result.

The one bedroom, one bathroom 2/32 Spring St offering had previously sold at $298,000 in 2011.

There had been a $340,000 to $370,000 price guide through Harcourts Rata &amp; Co.&nbsp;

It was a $320 a week rental offering in late 2019.

Sydney&#39;s dearest weekend sale was the two bedroom apartment at 8/3 Bassett Street, Mona Vale, which fetched $1,279,000.

CoreLogic calculated a 69% success rate for capital city houses from 910 results showing a $1.26m median.

CoreLogic calculated there was a national $981,500 median price for apartments and townhouses

$1.85m Brisbane sale tops 58% weekend auction success rate for apartments

The national construction index contracted severely in August, according to the Australian Industry Group/Housing Industry Association.

The indexes for activity, new orders and supplier deliveries &quot;dropped steeply into contraction&quot; in August, in response to lockdown restrictions in the construction sector in Victoria and NSW, and state border closures. 
&nbsp; 
The biggest drops were in the housing (down 14.4 points to 36.4) and commercial construction (down 11.6 points to 31.3) activity indexes.

The apartment building activity index rose by 13.3 points to 32.1 &ndash; but was described as &quot;still far from its expansionary state in June.&quot;

New orders fell sharply in August indicating serious contraction as customers showed less interest in joining waitlists for supplies.&nbsp;

Builders nationwide continue to report very high prices from suppliers and importers, with more builders saying they need to pass on these cost increases to their customers.

The employment index dipped just below 50 points in August (down 11.8 points to 49.0), indicating a pause in the jobs recovery underway earlier in 2021.&nbsp;

The indexes for activity, new orders and supplier deliveries dropped steeply into contraction in August

Apartment construction withstands severe industry wide lockdown contraction

Off-the-plan apartment sales are starting to recover, according to JLL's latest residential update.
 
The report noted some residual stock from the last cycle was still in some markets, so "it may prove difficult to push prices up, and such a move may stifle recovering sales rates."

Over the medium-term, a stronger than expected rebound in high-rise construction could potentially escalate cost pressures and become a larger risk to the viability and profitability of projects, it warned.

"Therefore, we expect to see increased hesitancy from developers in commencing construction, particularly smaller scale developers without many pre-sales, which in turn could delay the next supply cycle. 

"Nevertheless, low supply levels remain a positive factor that will help the market balance and support the medium-term outlook for the apartment market over the next few years," the report noted.

Apartment market conditions have improved in 2021 as investors return the market and look to capitalise on the strength of the broader housing market and rapidly growing prices. 

"Nevertheless, it has remained a tough development environment and few larger apartment projects have progressed to construction in any market in recent quarters. 

"Current lockdowns also mean the short-term outlook is now more uncertain, but over the medium-term it remains clear than demand is likely to outstrip supply once borders reopen and swing the balance towards under-supply and strong rental pressure."

Development across the rest of the residential sector had rebounded extremely strongly, it added.

The HomeBuilder and other first homebuyer incentives have seen a boom in detached house construction across Australia. 

"In addition, infrastructure construction has also been used as a stimulus measure not just in Australia but globally.

"This surge in demand has put stress on the availability of some trades and materials, contributing to escalating construction costs across all sub-sectors."

Several factors are influencing construction costs, but primarily it is the availability of materials and labour, it noted.

The closure of the borders has restricted the inflow of skilled, unskilled, and seasonal migrant workers to Australia. 

"While borders remain closed, labour shortages are increasingly likely to contribute to cost escalations, particularly as Australia approaches full employment.

"Furthermore, disruptions to global supply chains and the manufacturing of products used in the residential construction industry have also contributed to the higher cost of goods.

"Builders have reported very steep rises in timber prices, while apartment developers have been more affected by cost increases to steel, copper, and cement. 

"The cost of timber, board and joinery rose 3.9% in 2Q21, to be up by 6.4% over the year (ABS) (See Figure 1). Electrical equipment also increased 4.4% in 2Q20, while other metal products increased by 4% over the year.

"Cost management and maintaining the project schedule will increasingly become a trade-off that many developers will need to consider. 

"Some developers may opt to pivot into alternative materials to mitigate cost and time pressures."

Anecdotal evidence suggests this is already happening, with many builders opting to use steel, recycled timber, or other new non-traditional building materials. However, as more demand shifts, these alternative materials are also likely to witness an increase in cost and/or lead times over the short-term.

"Contract cancellations may increase as project viability continues to decline. 

"Anecdotal evidence suggests that some detached housing developers are already choosing to compensate buyers to terminate now unprofitable fixed-price construction contracts. 

"While apartment developers are likely to be much more hesitant to tear up contracts, we may see developers increasingly attempt to rescind contracts signed prior to these cost increases"

 

Over the medium-term, a stronger than expected rebound in high-rise construction could potentially escalate cost pressures and become a larger risk to the viability and profitability of projects

Buyers told next residential apartment supply cycle could be delayed: JLL

Compared to 12 months ago, national property listings are down 26%, with the biggest falls in Sydney, Hobart, Adelaide, Canberra and Brisbane.

Figures released by SQM Research reveal national residential property listings fell in August 2021 by 9.6% to 215,911 from 238,834 in July 2021.

It represents the lowest count of listings recorded by SQM Research since it begun its series in January 2010.

Louis Christopher, managing director of SQM Research said Sydney saw a 19.7% decline in new listings. 

"Older listings also had another monthly fall, indicating strong absorption rates across the country." he noted.

"Going forward we are cautious for the market given the likely economic damage as a result of these latest city wide closures," Christopher said.

Nationally, new listings (Less than 30 days) fell 7.8% over August 2021 to 65,948 properties on the market, though they rose 8% over the year. 

New listings dropped the most in Melbourne followed by Canberra, down by 31.2% and 21.2%, respectively. 

Over the year, new listings rose the most in Darwin, by 50.3% as they seek to take advantage of strong market conditions.

In a sign that older stock is clearing, property listings over 180 days dropped by 10.3% in August 2021 and they are down 53.2% over the year, with monthly falls posted recorded in all capital cities, led by Canberra.

The largest monthly falls in property listings in August were in Sydney, Melbourne and Canberra as the lockdowns in these cities disrupted the market

National August property listings hit lowest in more than a decade: SQM

Home buyers who accessed the Federal Government&rsquo;s HomeBuilder grant to buy a property at ALAND&rsquo;s Schofield Gardens developments have begun moving into the complex.

The HomeBuilder scheme allowed buyers to secure a one bedroom property in the Schofields development for $450,000.

The HomeBuilder scheme ran from June 2020 through May 2021 and provided eligible owner-occupiers, including first home buyers, with a grant worth up to $25,000 for newly built properties.&nbsp;

[smartcode_project:default project_id=29042 project_image_fid=165526]

The HomeBuilder scheme was introduced to help make the property market more accessible to first home buyers while also stimulating the construction industry in the face of economic fallout from the coronavirus crisis.

&ldquo;The government&rsquo;s HomeBuilder grant has meant that so many young people have accessed the property market who wouldn&rsquo;t have been able to otherwise,&rdquo; ALAND sales director Mark Bernberg said.

[smartcode_project:default project_id=29042 project_image_fid=165528]

&quot;Since the start of the government&#39;s HomeBuilder initiative, ALAND has been able to help at least 400 first home buyers achieve the Australian dream of owning their own home.&rdquo;

ALAND, which builds residential developments predominately through western Sydney, clocked a bumper year in sales last financial year, helped by the Federal Government&rsquo;s HomeBuilder grant.

Given the lockdown buyers have reported of not being able to shop for furniture, appliances.

ALAND, which builds residential developments predominately through western Sydney, clocked a bumper year in sales last financial year, helped by the Federal Government’s HomeBuilder grant



HomeBuilder grant recipients start moving into ALAND's Schofield Gardens

COVID-19 has had little effect to date on debt serviceability in Australia, according to the latest RMBS Performance Watch: Australia.

The Standard &amp; Poor&#39;s Performance Index (SPIN) found Australian prime mortgages arrears fell to 0.90% in June from 1.15% the same month a year earlier.&nbsp;

It noted the resilience of household balance sheets, bolstered by government stimulus measures and low interest rates, has enabled many borrowers to build up repayment buffers, cure prior arrears positions, and stay on top of their mortgage repayments.&nbsp;

&quot;Strong property prices have also enhanced refinancing options for many borrowers by boosting equity positions in their home loans,&quot; it noted adding that financing is a common way for borrowers to self-manage their way out of arrears.

While some borrowers have transitioned from &quot;mortgage deferral 1.0&quot; to formal hardship programs in the second quarter, it has not had a noticeable effect on overall prime RMBS arrears performance.&nbsp;

[smartcode_project:default project_id=5328 project_image_fid=155355]

&quot;This is because it has been offset by fewer new borrowers entering into arrears thanks to low interest rates.

&quot;Prepayment rates also bear testimony to the competitive lending environment and refinancing options available, with prime and nonconforming prepayment rates increasing in the second quarter and year on year.

The report acknowledged the lockdowns gripping New South Wales and Victoria will crimp economic activity, with many businesses shuttered.&nbsp;

&quot;The impact on debt serviceability will be more sector specific, though.&nbsp;

[smartcode_project:default project_id=103179 project_image_fid=167475]

&quot;Self-employed borrowers in affected areas and industries are more sensitive to cashflow pressures caused by loss of income compared with full time, pay-as-you-go employees, who can continue to work remotely with minimal effect on household income.&nbsp;

&quot;This will put some pressure on arrears for self-employed borrowers, and more so in the nonconforming sector, where such borrowers are more highly represented.&quot;

Across the broader household sector, the buildup in savings will enable many borrowers to stay on top of mortgage repayments, despite an expected deterioration in economic conditions while lockdowns persist. Borrowers are more likely to pay down debt than spend during lockdowns, which will help to keep arrears low, the report suggested.

Strong property prices have enhanced refinancing options for many borrowers by boosting equity positions in their home loans

Extended lockdowns to put pressure on home loan arrears for self-employed borrowers: S&P

Aqualand&rsquo;s flagship $420m development Blue at Lavender Bay is now complete.

Off the plan buyers are moving in to 61 Lavender Street, Milsons Point. 
&nbsp; 
Blue at Lavender Bay has 130 luxury residential apartments.

Blue&rsquo;s final sales release this month includes just 30 residences.&nbsp;

The remaining apartments include: 
1 bedrooms from $1,160,000 
2 Bedrooms from $1,750,000 
3 bedrooms from $4,100,000

[smartcode_project:default project_id=5770 project_image_fid=24110]

Aqualand is now preparing to bring to market its latest masterpiece, Aura North Sydney.

Aqualand&rsquo;s new hospitality arm, Etymon, has been launched set to provide concierge services.

Aqualand&rsquo;s vision is to bring the 5-star hotel experience to its developments by combining traditional concierge services with lifestyle management for the first time. 
&nbsp; 
Accessible 24/7 to Blue owners and residents, Etymon&rsquo;s highly experienced concierge team can make dining reservations and theatre bookings, welcoming guests, managing everything from parcels to parking, planning itineraries or finding the perfect gift. 
&nbsp; 
&ldquo;We wanted to elevate the level of concierge service within Aqualand developments to set a new standard within the Australian luxury apartment market,&rdquo; explains Lisa Hobbs, Etymon CEO.&nbsp;

&ldquo;Our emphasis is on delivering a hospitality style service that stands out to residents as having their needs, wants and desires at the centre of our approach.&nbsp; 
&nbsp; 
&ldquo;We&rsquo;re taking our lead from New York, China, Singapore and Hong Kong luxury apartment living, where applying hotel services and a hospitality ethos to homes isn&rsquo;t new. People will select their residence based on the concierge provided and are well prepared to pay for their services,&rdquo; she adds. 
&nbsp; 
Etymon&rsquo;s The Club will custom-fit its services with options will including home management (grocery put away, coordinating tradespeople, watering plants and vehicle maintenance) and home event planning (dinner parties, children&rsquo;s birthdays and more). 
&nbsp; 
In October, Etymon will also launch a new restaurant at Blue&rsquo;s base for fine dining in the North Sydney precinct. Part bistro, boulangerie and traitor, Loulou will by spearheaded by head chef Billy Hannigan (ex-The Ledbury and Bistro Guillaume), general manager Lucas Christofle (ex-Half Acre), bar manager, Colin Tam (ex-Charlie Parker&rsquo;s) and sommelier Shun Eto (ex-Icebergs).

[smartcode_project:default project_id=7559 project_image_fid=25809]

Blue’s final sales release this month includes 30 residences

Aqualand off the plan buyers move into Blue

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.

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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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Jonathan Chancellor

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