<html><body>
I am always fascinated by people who say now is not the right time to buy property, because a comment like this fails to recognise property is primarily used as shelter. It is a necessity, and as our lives evolve over time the location, size and style of accommodation needs to evolve with us.
Telling a young couple who are living in a one-bedroom apartment with a baby on the way that now is not the right time to make your move is simply not helpful.
What is helpful to these people is to understand how they can strategically make their moves in and out of the property market. They must ensure they secure a roof over their head that provides the accommodation they require but also maximises the investment potential for their future.
There are always opportunities in any market regardless of where we are in the cycle. This spring is no different, as it will present numerous opportunities for buyers who are able to find ways to use it to their advantage.
Although some home buyers need to relocate for work or other reasons, in the main there are two types of home buyers in the market: those who need to upsize and those who need to downsize.
Let’s tackle the upgraders first. Say you own a property currently worth $500,000 and need to spend $800,000 on a new home. Over the last couple of years the market has come off by around 10%, meaning you could have sold for $550,000. However, the $800,000 was also worth 10% more and has come off by $80,000 since the market peaked. By selling and upgrading now you will be up $30,000.
 
<hr class="system-pagebreak">
 
For the home owners who are comfortable for the time being but know they need to move soon, buying the new home now and renting it out for a couple of years is worth considering. Although this will put cashflow under pressure, they will get the benefits of negative gearing and be in a position to sell the old home in a stronger market.
For those moving in the other direction it is a different story. They incur a loss from selling the more valuable property compared with the cheaper one. Downsizers need to be thinking about pouring as much money into a tax sheltered environment such as super to help fund their retirement. Their home is the ace up their sleeve because every extra dollar they sell for is completely tax-free.
Downsizers really have two options, one more aggressive than the other. In a weak market it does not make sense to sell and buy a cheaper property, so it is better to hold your ground for as long as you can.
However, people who have lived in their home for many years usually have little debt and a significant amount of equity at their disposal. For those who have the stomach for it the current market is a great time to buy the retirement property, rent it out for a couple of years and then sell their home when the market picks up. This strategy will allow them to negatively gear the property in the short term and maximise the value of their greatest tax-free asset at a future date.
Mark Armstrong is a director of <a href="https://www.ipropertyplan.com.au/">iProperty Plan</a>, which provides independent analysis and tailored advice to investors and home buyers.
</body></html>

marmstrong-sd3emVLPPb

Now is always the right time to buy for some home buyers: Mark Armstrong

<html><body>
A solid 62% clearance rate for both Melbourne and Sydney means so far so good for the spring selling season.
There’s a website, <a href="https://www.propertytycoon.com.au" target="_blank">www.propertytycoon.com.au</a>, where punters can guess what they think properties will sell for at their weekend auctions in Melbourne and Sydney.
This season <a href="https://www.propertytycoon.com.au/join-league/S7S123C487R8OOQF" target="_blank">Property Observer readers have their own competition, which you can access here</a><a href="https://www.propertytycoon.com.au/join-league/S7S123C487R8OOQF">.</a> The winner of the overall competition will win $1,000.
When Jellis Craig auctioneer Richard Earl commenced proceedings at 31 Molesworth Street, Kew (pictured below), he was greeted by a small crowd of uncommitted buyers. Although there was a buyer lurking in the crowd, no one was not prepared to place a bid and after three vendor bids the property was passed in at $1.64 million.
<img src="/images/stories/2012/10/molesworth.jpg">
As is often the case when a property is passed in a buyer declared their interest after the auction. The property was eventually sold just above the agents’ quoted range for $1,705,000.
This result launched Property Observer’s Title Tattle into first place with almost $7 million in property Last season’s winner MC and Cinnamon round out the top three in Melbourne.
Three registered bidders entered the fray for 28 Holland Street, Chatswood (pictured below), but all failed to match the vendors’ expectations. When the bidding stalled a vendor bid of $1.45 million was placed, and this is where the auction came to a close.
<img src="/images/stories/2012/10/hollandst.jpg">
A reserve of $1,475,000 has been set, and agent Peter Chauncy from McGrath Real Estate is confident a sale will be achieved in the coming days.
In Sydney the leading Tycoon Shannon has secured a portfolio worth more than $5 million. Curiost and Joey K are not far behind.
</body></html>

Melbourne auction tipping competition property sells after auction but Sydney home still on the market

<html><body>
We are starting to see small signs that property market is on the turn. This week the Westpac Melbourne Institute Index of Consumer Sentiment reported home buying sentiment surged 9.6% in October to its highest level in three years.
There’s a website, <a target="_blank" href="https://www.propertytycoon.com.au/">www.propertytycoon.com.au</a>, where punters can guess what they think properties will sell for at their weekend auctions in Melbourne and Sydney. This season <a style="font-size: 14px;" rel="nofollow" target="_blank" href="https://www.propertytycoon.com.au/join-league/S7S123C487R8OOQF">Property Observer readers have their own competition, which you can access here</a><a rel="nofollow" href="https://www.propertytycoon.com.au/join-league/S7S123C487R8OOQF">.</a> The winner of the overall competition will win $1,000.
The question for Tycoons is how will the turnaround in the property market impact on auction results this weekend?
The location of <a target="_blank" href="https://www.realestate.com.au/property-house-vic-kew-111552355">31 Molesworth Street, Kew</a> (pictured below) must be an enticing feature for home buyers and given that more than 2,700 have viewed the property online, many people agree.
<img src="/images/stories/2012/10/molesworth.jpg">
The 1930s home sits on 836 square metres of land in one of Kew’s premier tree-lined streets. According to Greg Toogood from Jellis Craig the three-bedroom home has attracted strong interest in the $1.6 million to $1.7 million price range.
In Sydney more than 100 groups have inspected <a target="_blank" href="https://www.domain.com.au/Property/For-Sale/House/NSW/Chatswood/?adid=2010010511">28 Holland Street, Chatswood</a> (pictured below), and agent Peter Chauncy from McGrath real estate anticipates a few of these will put up their hands on Saturday.
<img src="/images/stories/2012/10/hollandst.jpg">
The four-bedroom family home is in comfortable condition now, but the 619-square-metre block of land will allow the new owner to makes some changes down the track.
If you are tipping on this one you will need to tip in excess of $1.5 million to add it to your portfolio.
</body></html>

Property market could be on the turn as Kew and Chatswood properties go to auction in tipping competition

<html><body>
It was a cracking start to Property Tycoon this week, with all five properties selling in Melbourne. Some 13 tycoons, including the Property Observer's very own Title Tattle, snared five from five, but the Tycoon of the week and movie tickets go to Dids, with an accuracy of 97.78%.
There’s a website, <a href="https://www.propertytycoon.com.au" target="_blank">www.propertytycoon.com.au</a>, where punters can guess what they think properties will sell for at their weekend auctions in Melbourne and Sydney.
This season <a href="https://www.propertytycoon.com.au/join-league/S7S123C487R8OOQF" target="_blank">Property Observer readers have their own competition, which you can access here</a><a href="https://www.propertytycoon.com.au/join-league/S7S123C487R8OOQF">.</a> The winner of the overall competition will win $1,000.
<img src="/images/stories/2012/09/queenspde.jpg">
At 124 Queens Parade, Fitzroy North (pictured above), the scene was set for a competitive auction after the vendor rejected a pre-auction offer of $1.075 million and agent Rick Daniel was forced to lift the price quote. It proved to be the right move when three bidders contested the auction and the property sold under the hammer for $1,152,000.
The market was not so strong in Sydney with only two out of five properties selling, two passed in and one sold prior. The best-preforming tycoon was Shannon, who secured $2.145 million worth of property.
<img src="/images/stories/2012/09/hereford.jpg">
The auction at 152 Hereford Street, Forest Lodge (pictured above), failed to find a spark, and only one buyer declared an intention to buy the property. Although no sale was achieved on Saturday, agent Mark Tooth from Belle property is confident the property will be sold in the $1.2 million to $1.3 million range early this week.
The stand out result was for the sale of 3/74 Upper Pitt Street, Kirribilli, where four bidders registered pushed the price of the one-bedroom apartment to $686,000. According to RP Data this is the highest price sale of a one-bedder for more than 12 months.
</body></html>

Auction tipping competition gets cracking start, with all five Melbourne properties sold

<html><body>
With football season over, Australians can now tip on their second-favourite sport: property auctions.
There’s a website, <a href="https://www.propertytycoon.com.au" target="_blank">www.propertytycoon.com.au</a>, where punters can guess what they think properties will sell for at their weekend auctions in Melbourne and Sydney.
This season <a href="https://www.propertytycoon.com.au/join-league/S7S123C487R8OOQF" target="_blank">Property Observer readers have their own competition, which you can access here</a><a href="https://www.propertytycoon.com.au/join-league/S7S123C487R8OOQF">.</a> The winner of the overall competition will win $1,000.
Property Tycoon’s spring season kicks off this Saturday when some cracking properties go under the hammer. Get on board now and put your tips in for round one to put yourself in the running for the $1,000 prize.
The big talk throughout this spring season will be how this week’s interest rate drop – and the more than likely future cuts – will impact on the market. There is no doubt buyers have been holding back in 2012, but these rate cuts could be just the thing that will spark them into action.
<img src="/images/stories/2012/09/queenspde.jpg">
In Melbourne Rick Daniel from Nelson Alexander Real Estate has had a very good turnout for inspections for the two-bedroom, two-bathroom warehouse conversion at 124 Queens Parade, Fitzroy North (pictured above). He says a couple of parties have shown some very strong interest in the property and expects the top end of the $1 million to $1.1 million range to be cleared on Saturday.
<img src="/images/stories/2012/09/hereford.jpg">
While in Sydney 730 buyers have viewed 152 Hereford Street, Forest Lodge (pictured above), on the web, and of those 80 have thought the property was worthwhile to inspect.  Mark Tooth from Belle Property says he has been very happy with the interest shown in the property. Five contracts have been handed out to prospective buyers, and Tooth believes the $1.2 million to $1.3 million price quote is an accurate indication of where the property will sell on Saturday.
</body></html>

Melbourne and Sydney residential auction tipping competition kicks off

<html><body>
I love this image, as it tells us so much about the world and how the wealth has been dispersed. The lights illustrate the dominance of the Unites States and Europe, in addition to the emergence of India and China as future superpowers.
<img src="/images/stories/2012/09/space.jpg">
Source: Google Earth
When we look at Australia the image can also tell us a lot about the local property market and gives us an insight into why it has been reasonably solid compared with some other countries.
Australia is an enormous country with access to significant mineral wealth. However, most of the country is not a palatable place to call home. As a result many Australians decide to live in major cities close to the coast with very few venturing into the middle of the country. 
In Australia over 70% of our population live in our 10 biggest cities. This means we have a very centralised market, with the majority of people competing for scarce land close to major cities where they are more likely to find stable employment. 
Because most of the population wants to live in these defined areas it creates a something of housing shortage. But Australia does not have a housing shortage – it only has a shortage of housing in areas where the majority of people want to live. 
This competition for a finite commodity puts pressure on the value of land and results in a more robust property market.  While the overall market has come back a bit from the highs of 2010 some areas are performing better than others. The property markets that are feeling the effects of a softening market most are the outlying suburbs, where supply of land is not an issue and job stability is less reliable. 
By contrast, the image shows that so much of the United States has been populated. In the US only 13% of Americans live in the 10 largest cities. It obviously has a much larger population than Australia, so people have to spread out across the country. But if we take it a step further we find that only 25% of Americans live in the 50 most populated cities. The American market has a more decentralised population and as a result the pressure on the value of land is less. 
The US has traditionally had very well-established small town communities with schools, transport and entertainment. These small towns often do not have a shortage of land, and while this does create more affordable housing it also increases the risk of price volatility. 
Many of these small towns have been smashed by falling property prices and unemployment. With the vast majority of the population living in these areas, it has had a catastrophic effect of the overall US property market. As a result it will take the US market significantly longer to drag itself out of the doldrums. 
While the property market in Australia has been through a natural softening phase and is not out of the woods yet, the demographic make-up of our population will result in less dramatic falls. As a result some assets will hold their ground and weather the storm and be well-positioned for future growth while others will languish for a few years to come.
Mark Armstrong is a director of <a href="https://www.ipropertyplan.com.au/">iProperty Plan</a>, which provides independent analysis and tailored advice to investors and home buyers.
</body></html>

Bird's eye view shows Australia's coastal property markets well-positioned for growth: Mark Armstrong

<html><body>
Recently, a mid-20th century home <a target="_blank" href="https://www.marshallwhite.com.au/?pagecall=property&amp;propertyID=2070561">at 64 Rosedale Road, Glen Iris</a>, was quoted at $1 million to $1.1 million. It sold for $1,226,000. 
Soon afterwards in Sydney, a period-style property at <a target="_blank" href="https://www.realestateview.com.au/Real-Estate/10-koorinda-avenue-kensington/Property-Details-rent-residential-4372933">10 Korrinda, Avenue Kensington</a>, was quoted at around $1.4 million. It sold for $1.63 million. 
Both properties needed renovating to bring them up to their best – yet both auctions generated fierce competition from multiple buyers. 
Significantly, neither home has a previous sales record. Each one was tightly held for decades before changing hands and achieving a strong result for the vendor. 
What’s going on? Why did these properties bring such good results for vendors in a market that has otherwise been caught in a holding pattern throughout 2012? 
Bucking the trend 
This year, I’ve been fascinated to observe a consistent trend in the characteristics of properties achieving good sale prices in Melbourne and Sydney alike. These are mid-priced properties in the $1 million to $2 million price bracket, bordering the inner and middle-ring suburbs such as Blackburn, Box Hill and Glen Iris in Melbourne; and Kensington, Haberfield and Artarmon in Sydney. 
In each case, these properties need some cosmetic work, but are otherwise solid and liveable. They may not be oil paintings, but they are being fiercely contested at auction, with multiple genuine bidders and dozens of interested onlookers. 
In Melbourne and Sydney alike, this sector of the market is consistently bucking the trend in 2012. 
These properties highlight one of the great unsung truths about the property market. Even when the overall picture is one of subdued activity and restrained price growth, some property styles and locations will always outperform the rest. 
Why is this the case? 
Low debt = few forced sales 
The first factor lies on the supply side. Vendors of these homes moved in 30 or 40 years ago to raise their young families. With plenty of time to pay down their mortgage, they have little or no debt on their home. 
Because debt is not an issue, they can sell when the time is right for them, not when they’re under financial pressure. This keeps supply levels relatively low and makes these markets harder to get into. 
Fulfilling the home buyer ‘wish list’ 
Secondly, demand for these properties is being fuelled almost entirely by 30- and 40-something home buyers. This sector falls into what is now the mid-range of the market in Melbourne and Sydney: too expensive for first-home buyers, and away from investor-dominated markets like entry-level properties in the inner suburbs where most tenants want to live. 
These properties have most or all of the characteristics that home buyers (particularly those with young families) look for when they’re upsizing from their first home: a good-sized block of land; proximity to well-established schools and public transport routes; nearby parklands, sporting and healthcare facilities, shopping centres and so on. 
Effectively, these buyers are looking to step in and take over where the vendors are leaving off. They’re perpetuating the popularity of these areas for a new generation. 
In short, these star-performing properties and locations are characterised by long-term scarcity of supply and consistent levels of demand. That’s always a recipe for solid capital growth. 
The rise of the ‘home investor’ 
What’s more, home buyers seeking to enter this sector of the market understand that their family home should serve as an investment. Yes, they want a secure roof over their heads. Yes, they want a property and location that satisfies their lifestyle criteria. 
But they also know that in 20 or 30 years – when the time comes to move on and hand over the mantle to a new generation of home buyers – they will want that home to achieve a similarly strong level of capital growth as it did for the person who sold it to them. They know that when they do eventually move on, the equity from that home must serve as a springboard for moving on to a different phase of their life. 
In other words, the psychology of home buyers in these areas is changing. Thanks to the information age, and the volume of information available about the property market, these home buyers are becoming more educated about the true dynamics of the market and are using this information to their advantage. They are becoming what I call “home investors”. 
The combination of limited supply and strong demand means that buying into these areas is no easy task. From what I’ve observed, those who succeed come to the table with a fair amount of equity from the sale of their first homes (probably one- or two-bedroom apartment or single-fronted terrace in a sought-after inner suburban area). 
These people will always make good money when they sell, because they have always viewed their home as an investment. 
Pragmatism over idealism wins the day 
Interestingly, home investors don’t necessarily need to “fall in love” with a property to see its potential. They don’t mind if the kitchen isn’t renovated. They can do without a four-car garage and a media room. They just want a property that fulfils their lifestyle and investment basics: good-sized block, established location, good amenities. 
These pragmatists are the driving force what I believe has been the strongest sector of the property market in 2012. There is very little softness in this sector. It's the market sector that is bucking the trend – and will continue to do so as a new generation of home investors takes up the mantle.  
Mark Armstrong is a director of <a href="https://www.ipropertyplan.com.au/">iProperty Plan</a>, which provides independent analysis and tailored advice to investors and home buyers.
</body></html>

A new breed of upgrading ‘home investors’ injects buoyancy into the subdued suburban property market

<html><body>
In the final round of <a href="https://www.propertytycoon.com.au/" target="_blank">Property Tycoon</a> winter season there were strong auctions in both Melbourne and Sydney.
At 4 Queen Street, Kew (pictured below), a crowd of buyers, neighbours and gawkers totalling more than 100 looked on as six bidders vied for the right to call the property home.
<img src="/images/stories/2012/08/kew.jpg">
No half-time break was required for auctioneer Steven Abbot from Jellis Craig as competitive bidding resulted in the magical words “we are on the market” being whispered in his ear as the auction was in full flight. When the dust settled the new owner had a $2.865 million contract to honour.
After being quoted at $2.4 million plus, this was a huge result as the Kew home buyer market flexed its muscle and shrugged off any negative market sentiment. For the record, fewer than 2% of tippers won this tip.
MC has taken out the title of Property Tycoon and the $1,000 price in Melbourne with a portfolio value of $28,645,499. Monkeygirl39 was in second place just $150,000 behind.
It was another big turn-out for the auction of 9 Weedon Avenue, Artarmon (pictured below), as a crowd of more than 60 greeted the auctioneer. More importantly was that five of these people had registered their intention to bid.
<img src="/images/stories/2012/08/artamon.jpg">
After quoting the property at $1.4 million plus, the vendor was determined to sell the property on the day and the reserve was set at $1.4 million.
With the property firmly on the open market it was left to three of the five registered bidders to determine its value, and when the bidding stopped that price was $1,575,000.
The result at Weedon Avenue sent shock waves through the Property Tycoon leader board. It pushed the round 11 leader MC5777 down to fourth and propelled MelissaM, with a portfolio value of $23,433,989, into the lead and the title of Property Tycoon.
</body></html>

Strong results for Melbourne and Sydney auction tipping competition properties in last round of winter competition

<html><body>
This Saturday marks the 12th and final round of Property Tycoon winter season, and the competition at the top of the leader board is still wide open. With more than $7 million up for grabs in both Melbourne and Sydney the top 10 Tycoons in both cities are still in the hunt to take out the title and the $1,000 prize.
For those who want to have a harmless punt, there's now a tipping website, <a rel="nofollow" href="https://www.propertytycoon.com.au/" target="_blank" style="font-size: 14px;">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.
When looking for real estate that will make you money potential is an important ingredient. The property at 9 Weedon Road, Artarmon, one of five Sydney properties going to auction this weekend in round 12 of the competition, is not everything it could be just yet. However, the option to renovate it into a great family home 10K kilometres from the CBD on almost 700 square metres of land is the potential you should be looking for.
The three-bedroom, single-bathroom solid brick home has been cosmetically renovated and would make a comfortable home initially.  It is located a short walk from shops, parks, public transport and is the Artarmon public school catchment area.
Agent John McManus says there has been strong interest during the marketing campaign, with most buyers talking in excess of $1.4 million.
<img src="/images/stories/2012/08/artamon.jpg">
If you think you know what it will sell for place a tip at <a rel="nofollow" href="https://www.propertytycoon.com.au/" target="_blank">Property Tycoon</a>.
</body></html>

Sydney auction tipping: Plenty of potential in Artamon

<html><body>
This Saturday marks the 12th and final round of Property Tycoon winter season, and the competition at the top of the leader board is still wide open. With more than $7 million up for grabs in both Melbourne and Sydney the top 10 Tycoons in both cities are still in the hunt to take out the title and the $1,000 prize.
For those who want to have a harmless punt, there's now a tipping website, <a style="font-size: 14px;" target="_blank" href="https://www.propertytycoon.com.au/" rel="nofollow">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.
Since it was purchased in 2007 for $1.49 million the owners have gone to town on 4 Queen Street, Kew, and renovated it to the highest quality. There is a clear line of demarcation between the old and the new with this timber Edwardian. The front retains its amazing façade complete with return veranda before transforming into an ultra-modern haven at the rear.
Absolutely nothing needs to be done to this four-bedroom home other than live and enjoy it. Agent Greg Toogood from Jellis Craig has indicated buyer interest above $2.4 million.
<img src="/images/stories/2012/08/kew.jpg">
If you think you know what it will sell for place a tip at <a target="_blank" href="https://www.propertytycoon.com.au/" rel="nofollow">Property Tycoon</a>.
</body></html>

Melbourne auction tipping: Kew home renovated to the highest quality

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."

[smartcode_project:default project_id=151449 project_image_fid=357463]

Construction is now progressing following development approval, with trusted builder LPS Group delivering the project and completion anticipated in Q3 2027.

Oasis forms part of Sherpa Group's successful Flourish collection, which has become recognised for its focus on wellness, community and elevated coastal living.

[smartcode_project:default project_id=151449 project_image_fid=357469]

Residents will have private access to a rooftop amenity space featuring a pool, gym, sauna, steam room, hot and cold plunge pools, spa and barbecue facilities.

"The success of Oasis demonstrates that buyers continue to prioritise quality, location and lifestyle," Leet said.

"We are proud to have delivered a project that has resonated so strongly with the market and look forward to bringing Oasis to life for our future residents."

Sherpa recently launched <a href="https://www.apartments.com.au/new-apartments/flourish-soleira-palm-beach-1150-1160-gold-coast-highway-palm-beach-qld-4221">Flourish Soleira</a>, its third instalment of the Flourish brand in Palm Beach following Flourish Oasis and <a href="https://www.apartments.com.au/new-apartments/amargo-6-12-sixth-avenue-palm-beach-qld-4221">Flourish Amargo</a>.

[smartcode_project_cta:default project_id=151449]

Sherpa sells out Flourish Oasis in booming Palm Beach

Urban Property Group's <a href="https://www.apartments.com.au/new-apartments/la-vera-macquarie-park-94-talavera-road-macquarie-park-nsw-2113">La Vera</a> is leading the next phase of Macquarie Park's residential evolution, with the new apartment development set to become the first of several new apartment projects in the precinct to complete.

The 169-apartment building has now topped out ahead of its scheduled completion in the third quarter of 2026, as new residential investment continues to reshape one of Sydney's largest employment hubs into a true mixed-use precinct.

[smartcode_project:default project_id=134951 project_image_fid=368645]

Cox Architecture has designed La Vera to capture the best of its unique positioning on Talavera Road, orienting the building towards Lane Cove National Park.&nbsp;The building features a sculpted northern façade with flowing curves inspired by the surrounding landscape, while its city-facing elevation adopts a more structured architectural expression to maximise skyline views.

"The vision for the project was to conceive a building that adopted an organic and curvilinear form to the northern portion that faces the Lane Cove National Park," <a href="https://www.apartments.com.au/architects/cox-architecture">Cox Architecture</a> Director Felipe Miranda said.

"The residents that reside in the northern portion of the building benefit by having beautifully crafted curved balconies that speak to the natural context and heighten the relationship of their internal living spaces to the external balconies."

[smartcode_project:default project_id=134951 project_image_fid=358802]

La Vera offers a diverse mix of one, two, three, and four-bedroom configurations, with prices currently starting from $740,000. Buyers so far have been a mix of Sydney-based investors,&nbsp;metro commuters, owner-occupiers and downsizers from surrounding North Shore suburbs.

Both investors and owner-occupiers have been drawn to La Vera's proximity to Macquarie University, Macquarie University Hospital, Macquarie Centre and the Sydney Metro, infrastructure that supports both strong rental demand and a convenient lifestyle for residents.

The apartments feature full-height glazing, timber flooring throughout living areas, stone kitchen benchtops, SMEG appliances, floor-to-ceiling bathroom tiling and ducted air conditioning.

Residents will have access to a rooftop recreation level featuring a swimming pool, sauna, barbecue facilities and landscaped relaxation areas, complemented by additional communal space at ground level. Many apartments enjoy uninterrupted views across Lane Cove National Park, reinforcing the project's connection to its natural setting.

[smartcode_project:default project_id=134951 project_image_fid=364551]

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a>, a family-owned developer and builder with nearly four decades of experience, holds a 4.5-star iCIRT rating and was Australia's first developer to introduce 10-Year Latent Defects Insurance (LDI). La Vera is the first apartment development in <a href="https://www.apartments.com.au/developments/macquarie-park-nsw-2113">Macquarie Park</a> approved to offer the additional insurance protection, alongside a five-year warranty on SMEG appliances.

Urban Property Group CEO Patrick Elias said the additional protection reflects changing buyer expectations in the off the plan market.

"Consumers are a lot more weary and a lot more concerned in buying off the plan than they ever have been. Having LDI is a tool to portray the confidence that we have in our product, and a confidence we want buyers to share," Elias said.

Following completion of the building later this year, buyers will move into their apartments well before Christmas.

[smartcode_project_cta:default project_id=134951]

Mark Armstrong

Editor's Picks

Have something to contribute?

Developments

New apartments

New townhouses

News