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<img src="/images/stories/architect.gif">
- The Real Estate Agents Authority of New Zealand, which  has slammed local agents for <a href="https://www.nzherald.co.nz/residential-property/news/article.cfm?c_id=76&amp;objectid=10756666" target="_blank">claiming houses are "architect-designed" when they are not</a>. 
 
 
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jchancellor-FAypfDUnLy

Quote of the week

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The so-so September auction results – and associated overly negative headlines – have thwarted the anticipated surge in October listings.
The discretionary vendors of Melbourne and Sydney have possibly postponed listings until 2012.
October stock levels seem set to be down by about 20% on last year in both capitals.
Despite the subdued spring volume, it’s still a buyer’s market, albeit there are the occasional strong prices.
Sydney vendors notched up a 55% clearance rate from its 314 weekend listings.
Melbourne recorded a 53% clearance rate from its 557 listings.
Both capital city clearance rates are down on the same time last year, when Sydney achieved 60% and Melbourne 62% from the corresponding weekend of 2010.
Any late surge in listings in November or December could test the market, which has effectively been in a cooling state of equilibrium now for much of this year.
The most expensive home sold at auction at the weekend was a four-bedroom house in the Sydney suburb of Mosman. Its $3.05 million sale fell well short of its initial $3.7 million plus hopes when it was marketed in August – and well below the then revised expectations of $3.5 million in September. It last sold at $2.6 million in September 2009 and before that at $3 million in 2007.
Things were far more bullish for the most expensive Melbourne property – a double-fronted three bedroom Victorian era house in Hawthorn – which had been quoted by Jellis Craig at between $1.6 million and $1.8 million.
The property was on the market at $1.7 million and sold for $2,225,000.
The Johnson Street vendors knocked back a pre-auction offer of $1.7 million.
Melbourne buyers’ agent Greville Pabst says the reduced volume was due to the vendors holding back in anticipation of improved selling conditions.
“This decision follows months of poor sentiment propagated by media reports of falling house price and delicate economic conditions,” Pabst says.
“While diminished in quantity, there remains a revolving stock of quality properties of various asset classes in high-performance areas across Melbourne.
“Selecting these limited number of properties requires due diligence on behalf of buyers, but is a process that will yield significant long-term benefits if undertaken correctly,” Pabst suggests.
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Weekend auction wrap: Where the hammer fell

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<a title="Click to enlarge" rel="shadowbox" href="/images/stories/rpsaleslarge.gif"><img src="/images/stories/rpsales.gif"></a>
Click to enlarge
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Top 10 sales of the week: RP Data

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<img src="/images/stories/goldquote.jpg">
- Journalist Rory Gillen, in <a target="_blank" title="Irish Times" href="https://www.propertyobserver.com.au/https://www.irishtimes.com/newspaper/finance/2011/0902/1224303346122">The Irish Times</a>
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It was another humdrum weekend of auctions.
No sparkle this spring. But estate agents will be pleased that the slight increase in volumes has been met with a relatively steady clearance rates.
<img src="/images/stories/57per.jpg">
The weekend auction clearance rate for both Melbourne and Sydney this past weekend. For Sydney, this was just a tick down on the previous weekend's 58%, according to Australian Property Monitors.
Melbourne agents reported a minor improvement with 57% of listings selling, compared with 54% on the previous weekend, according to the Real Estate Institute of Victoria.
 Both results were well down on the 69% on the same weekend last year in Melbourne and the 62% in Sydney last September.
 
<hr>
 
<img src="/images/stories/11500.jpg">
The Real Estate Institute of Victoria says so far this year just over 11,500 homes have sold at auction in Victoria. "This is less than 2010, 2008 and 2007 but more than in either 2009 or 2006," REIV chief executive Enzo Raimondo says. The total Melbourne auctions volume from the weekend was $253 million.
 
<hr>
<img src="/images/stories/747k.jpg"> 
The median Melbourne auction sale was $747,000 for houses. It was $537,000 for Melbourne units. There were 11 vacant Melbourne blocks of land selling at a $293,000 median. 
 
<hr>
 
<img src="/images/stories/593num.jpg">
There were Melbourne 593 auctions on the weekend, compared with the 616 the previous weekend. There is an increase in the number of auctions next weekend to 740 before a reduction for the AFL grand final weekend. 
The REIV says Melbourne's dearest house weekend sales was on Gardiner Road, Hawthorn at $3,580,500. Melbourne cheapest house sales was Hillman Street Laverton at $272,000.
 
<hr>
 
<img src="/images/stories/170m.jpg">
The total Sydney sales volume from the weekend was $170 million. There was an $880,000 median house price from the Sydney sales. 
There was a $570,000 median unit price from the Sydney sales. Sydney's dearest sale was a $2.55 million unit on Wharf Road, Birchgrove through Cobden &amp; Hayson. Sydney's cheapest sale was a three-bedroom house at Eagle Vale, which fetched $274,000 through Ray White Campbelltown.
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<img src="/images/stories/ringoffire.jpg">
– <a target="_blank" href="/news">Moody's senior analyst Arthur Karabatsos</a> describing the suburbs where a high proportion of householders had fallen behind on their mortgages. He notes Sydney was the nation's worst-performing mortgage market.
 
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<img src="/images/stories/occupy.gif">
- Former president Bill Clinton, to David Letterman
Clinton says the Occupy Wall Street movement reminded him of the early days of the tea party fighting "unaccountable power."
"The Occupy Wall Street crowd basically is saying, ‘I'm unemployed and the people that caused this have their jobs again and their bonuses again and their incomes are high again. There's something wrong with this country. This is not working for me’," Clinton says. "So I think it can be a good positive debate."
But conservatives have dubbed the movement "the flea party".
Earlier in the week at the Chicago's Chase Auditorium <a href="https://www.time.com/time/specials/packages/article/0,28804,2096504_2096506_2096669,00%20#ixzz1ahOVIPWh" target="_blank">Clinton spoke at length on the housing crisis</a>: "This is killing us." He told a Chicago Ideas Week event in a one-on-one talk with the former president and Time managing editor Rick Stengel that he couldn’t understand why devalued property was being dumped into a depressed market throwing Americans out of their homes.
He stressed that mortgage interest rates or leasing options should be made available to home owners who face foreclosure. The priority should be eliminating the bad debt that collectively sinking American home owners, Clinton said.
"If you live on a block where someone else's home has been foreclosed, your home went down in value too. It's affecting everyone."
<a href="https://www.politico.com/news/stories/1011/65846#ixzz1ahMvxzHO" target="_blank">Clinton said an economic boost would only require getting foreclosed homes off the market </a>by offering cash-strapped home owners leases on their own properties with the option to deal back into mortgages later. "We've got to clean this debt up."
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Good-quality and affordable family homes in the inner suburbs are often in short supply regardless of market conditions. Consistent demand from growing family and a lack of supply helped 71 Perry Street Fairfield grow by 3% more than the wider market since its last sale in 2003. The opening bid was $1.1 million and was quickly followed by 20 bids of $10,000 in less than a minute before it was sold under the hammer for $1.3 million.
“This result shows that even in a very weak property market some property is still holds up well,” Mark Armstrong from the property auction analysis website propertytycoon,com.au notes.
“The current property market is the perfect time for home buyers to upgrade their family home, because although they may sell their existing property for 5% to 10% less than they could have achieved a year ago they will also buy for 5% to 10% less.
“In dollars terms there is greater benefit in the savings achieved when buying a more expensive property compared to the loss on the sale of a cheaper property,” he adds.
71 Perry Street, Fairfield, VIC, 3018
<img src="/images/stories/perryst.jpg"> 
Sale price: Sold $1.3 million
Agent quote: $1.1 million to $1.2 million
% above agent quote: 7.69%
Bidders: Two
Last sold:  November 2003 for $697,000
Growth since last sale:  8.11%
Median growth:   5.07%
Average tip:  $1,200,998
% Correct tips: 9.72%
<a target="_blank" href="https://www.propertytycoon.com.au/">Property Tycoon</a> allows punters to guess auction results with no outlay.
 
 
 
 
 
 
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Weekend auction tipping result

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A unique inner-city penthouse is on offer in Sydney this weekend.
There's now a tipping website, <a href="https://www.propertytycoon.com.au/" target="_blank" style="font-size: 14px; text-align: left;">www.propertytycoon.com.au</a>, where punters can guess auction five results in Melbourne and Sydney, with no outlay. It's mostly about testing your market knowledge with a small cash prize as a sweetener.
One of the five Sydney properties going to auction in the final round of the competition is <a target="_blank" href="https://www.realestate.com.au/property-apartment-nsw-surry+hills-110270977">29/500 Crown Street, Surry Hills</a>. 
In Sydney Ercan Ersan from Bresic Whitney is auctioning a unique inner-city penthouse apartment. The Crown Street property is just a short walk to the CBD and the large entertaining balcony off the living room has sweeping views of the city.
The property has two bedrooms that both open onto a second balcony. The renovated kitchen and bathroom in addition to a car park cap off what is likely to be a well-contested property. The agent has indicated good interest in excess of $1.2 million.
<img src="/images/stories/crownst1.jpg">
If you think you know what it will sell for place a tip at <a href="https://www.propertytycoon.com.au/" target="_blank">Property Tycoon</a>.
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Sydney auction tipping

Shane Warne's Brighton trophy home passed in at weekend auction

The first partnership between national developer <a href="https://www.apartments.com.au/developers/fortis">Fortis</a> and Adelaide-based developer <a href="https://www.apartments.com.au/developers/otello">Otello</a> has made a strong start, with the pair securing $21 million in unconditional sales at <a href="https://www.apartments.com.au/new-apartments/one-four-four-hutt-adelaide-144-hutt-street-adelaide-sa-5000">One Four Four Hutt</a>&nbsp;on the edge of the Adelaide CBD.

Over a third of apartments have been snapped up in the boutique 44-apartment project on the corner of Hutt Stret and Wakefield Road. Local downsizers and owner-occupiers wanting to remain in Adelaide's tightly-held southeast quarter have been the most prominent purchasers.

The DKO-designed, mixed-use development is one of the few new apartment projects in the precinct, an area where new housing supply has remained limited despite continued demand from buyers wanting to stay close to the CBD, Victoria Park and Adelaide's established east-end amenities.

[smartcode_project:default project_id=151233 project_image_fid=375378]

Fortis Head of Development SA Arthur Dendrinos said the early sales reflected both the strength of the local owner-occupier market and confidence in the Hutt Street location.

"The level of early commitment reflects the confidence local buyers have in the Hutt Street precinct," Dendrinos said.

"Many purchasers are long-term east-end residents who love the area and want to stay connected to the neighbourhood. They recognise the value of a well-designed, well-located development.

"Our partnership with Otello has been central to this success, and the number of unconditional sales at this stage only strengthens our confidence in the South Australian market."

&nbsp;

[smartcode_project:default project_id=151233 project_image_fid=375379]

Otello Director Daniel Harris said the sales result also highlighted the lack of new apartment opportunities within the Hutt Street precinct.

"One Four Four Hutt has clearly resonated with buyers, with strong early sales reflecting both the appeal of the Hutt Street corridor and the lifestyle on offer," Harris said.

"The activated ground-floor retail has also been a key drawcard, with purchasers responding to the vision of a more vibrant and connected streetscape, not just the residences themselves."

One Four Four Hutt will deliver 44 one, two and three-bedroom apartments, alongside a collection of penthouses, above a ground-floor retail offering designed to further activate the Hutt Street precinct.

Construction is scheduled to commence in the third quarter of this year, with completion anticipated in 2028.

[smartcode_project_cta:default project_id=151233]

Fortis Head of Development SA Arthur Dendrinos said the early sales reflected both the strength of the local owner-occupier market and confidence in the Hutt Street location.

Joel Robinson

Fortis makes Adelaide debut with Otello as One Four Four Hutt records strong early sales

For all its prestige, Roseville hasn't seen many new apartment developments that genuinely cater to the suburb's owner-occupier market.

Most new projects on Sydney's North Shore have focused on increasing supply, but Aqualand Prestige's <a href="https://www.apartments.com.au/new-apartments/boronia-by-aqualand-roseville-2-4-larkin-street-roseville-nsw-2069">Boronia</a> is taking a different approach.

The 111-apartment project on Larkin Street has been designed around a buyer who already knows the area, whether they're downsizing from a nearby family home, upgrading from an older apartment, or moving into the suburb to be closer to schools and transport.

[smartcode_project:default project_id=152095 project_image_fid=372391]

Boronia is the first project from Aqualand Prestige, the boutique residential division of Aqualand, the developer behind projects including AURA in North Sydney and Blue at Lavender Bay. The project is being delivered in partnership with Phoenix Property Investors.

Rather than trying to maximise density, the focus has been on creating apartments that feel much closer to a house. There's a strong weighting towards larger three-bedroom residences, alongside a limited collection of four-bedroom duplex-style sky homes, a product that's rarely delivered in apartment projects on the Upper North Shore.

[smartcode_project:default project_id=152095 project_image_fid=373694]

Architecture firm Woods Bagot has designed the building to sit within Roseville's established tree canopy rather than dominate it. The building steps down the site with deep balconies, generous setbacks and a material palette of masonry and natural stone that reflects the suburb's established character.

"The forms float among the canopies along the Larkin Street ridge to maximise the outlook across the green sea of the treetops," Woods Bagot Principal Jason Fraser said.

"The architecture is deliberately simple and understated, so that the detail, the craftsmanship and, above all, the landscape can be the hero."

[smartcode_project:default project_id=152095 project_image_fid=373685]

The same approach continues inside.

Interiors by COX take inspiration from the surrounding bushland of Lane Cove National Park, using natural stone, timber and handcrafted finishes throughout the residences. Kitchens feature Gaggenau and Bosch appliances, while the penthouse collection includes upgraded stone finishes and bespoke detailing.

"We wanted the homes to feel like an urban retreat, where the boundary between inside and out simply dissolves," COX Director Brooke Lloyd said.

Landscape architecture by Ground iNK extends that connection outdoors, with mature tree planting, deep soil landscaping and retained established street trees helping the development blend into one of Sydney's leafiest suburbs.

Residents will also have access to landscaped communal gardens, a wellness centre and outdoor spaces designed more as an extension of their own homes than traditional apartment amenities.

[smartcode_project:default project_id=152095 project_image_fid=373687]

The location is another reason Aqualand Prestige believes Boronia will resonate with buyers.

Roseville Station is around a five-minute walk away, placing Chatswood just one stop down the line, while the Sydney CBD remains within easy commuting distance. The suburb also sits within the NSW Government's Transport Oriented Development precinct, where planning changes are encouraging more housing around existing rail infrastructure.

Despite those planning reforms, opportunities to secure a new apartment in Roseville remain relatively limited, particularly developments aimed at owner-occupiers rather than investors.

Aqualand Prestige Executive Director Wayne Xiong said Boronia was designed for buyers intending to stay for the long term.

"These are homes built for decades of living rather than for the moment," Xiong said.

"Whether buyers are downsizing, raising a family or simply seeking more space, they're choosing the scale and craftsmanship of a fine house in a suburb they love, with the ease and connectivity modern life calls for."

Boronia's two-bedroom apartments are priced from $1.79 million, three-bedrooms from $2.49 million, penthouses from $2.85 million, and four-bedroom duplex-style Sky Homes from $4.5 million.

[smartcode_project_cta:default project_id=152095]

Aqualand Prestige launches Boronia to undersupplied Roseville apartment market

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]

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

Jonathan Chancellor

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