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GUEST OBSERVATION
Eighteen lenders have so far announced rate cuts to their variable home loans since the Reserve Bank dropped the cash rate to 2.2%. 
It's great to see that all of the 18 lenders that have so far announced rate cuts will be passing on the full 0.25 percentage points, with Westpac dropping further, by 0.28 percentage points. In particular, <a href="https://Loans.com.au" target="_blank">Loans.com.au</a> lowered its variable home loan rates by the full 0.25 percentage points yesterday, securing its position for the lowest variable home loan rates on the market, from 4.23%. 
<table border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td valign="top" width="205">
 Lender
</td>
<td valign="top" width="205">
 Rate cut
</td>
<td valign="top" width="205">
 Effective date
</td>
</tr>
<tr>
<td valign="top" width="205">
<img src="/images/3_StockBreakouts/Company-Logos/anz-aug-4-logo-breakout.jpg" width="200">
</td>
<td valign="top" width="205">
-0.25%
</td>
<td valign="top" width="205">
12 February 2015
</td>
</tr>
<tr>
<td valign="top" width="205">
<img src="/images/3_StockBreakouts/Company-Logos/bank-of-melbourne-aug-4-logo-breakout.png" width="200px">
</td>
<td valign="top" width="205">
-0.25%
</td>
<td valign="top" width="205">
20 February 2015
</td>
</tr>
<tr>
<td valign="top" width="205">
 <img src="/images/3_StockBreakouts/Company-Logos/BOQ-aug-13-logo.jpg" width="200">
</td>
<td valign="top" width="205">
-0.25%
</td>
<td valign="top" width="205">
24 February 2015
</td>
</tr>
<tr>
<td valign="top" width="205">
 <img src="/images/3_StockBreakouts/Company-Logos/banksa-logo.jpg" width="200">
</td>
<td valign="top" width="205">
-0.25%
</td>
<td valign="top" width="205">
20 February 2015
</td>
</tr>
<tr>
<td valign="top" width="205">
 <img src="/images/3_StockBreakouts/Company-Logos/Bankwest-Logo.jpg" width="200">
</td>
<td valign="top" width="205">
-0.25%
</td>
<td valign="top" width="205">
20 February 2015
</td>
</tr>
<tr>
<td valign="top" width="205">
 <img src="/images/3_StockBreakouts/Company-Logos/cba-aug-4-logo-breakout.jpg" width="200">
</td>
<td valign="top" width="205">
-0.25%
</td>
<td valign="top" width="205">
20 February 2015
</td>
</tr>
<tr>
<td valign="top" width="205">
 <img src="/images/3_StockBreakouts/Company-Logos/logo_Greater_Building_Society.jpg" width="200">
</td>
<td valign="top" width="205">
-0.25%
</td>
<td valign="top" width="205">
20 February 2015
</td>
</tr>
<tr>
<td valign="top" width="205">
<img src="/images/3_StockBreakouts/Company-Logos/heritage-bank-logo.jpg" width="200">
</td>
<td valign="top" width="205">
-0.25%
</td>
<td valign="top" width="205">
20 February 2015
</td>
</tr>
<tr>
<td valign="top" width="205">
<img src="/images/3_StockBreakouts/Company-Logos/hsbc-logo.jpg" width="200">
</td>
<td valign="top" width="205">
-0.25%
</td>
<td valign="top" width="205">
20 February 2015
</td>
</tr>
<tr>
<td valign="top" width="205">
<img src="/images/3_StockBreakouts/Company-Logos/ing-direct-logo.jpg" width="200">
</td>
<td valign="top" width="205">
-0.25%
</td>
<td valign="top" width="205">
20 February 2015
</td>
</tr>
<tr>
<td valign="top" width="205">
<img src="/images/3_StockBreakouts/Company-Logos/loans.com.au-logo.jpg" width="200">
</td>
<td valign="top" width="205">
-0.25%
</td>
<td valign="top" width="205">
4 February 2015
</td>
</tr>
<tr>
<td valign="top" width="205">
<img src="/images/3_StockBreakouts/Company-Logos/maitland-mutal-logo.jpg" width="200">
</td>
<td valign="top" width="205">-0.25%</td>
<td valign="top" width="205">
23 February 2015
</td>
</tr>
<tr>
<td valign="top" width="205">
<img src="/images/3_StockBreakouts/Company-Logos/me-bank-aug-4-logo-breakout.png" width="200">
</td>
<td valign="top" width="205">
-0.25%
</td>
<td valign="top" width="205">
20 February 2015
</td>
</tr>
<tr>
<td valign="top" width="205">
<img src="/images/3_StockBreakouts/Company-Logos/nab-aug-4-logo-breakout.png" width="200">
</td>
<td valign="top" width="205">
-0.25%
</td>
<td valign="top" width="205">
20 February 2015
</td>
</tr>
<tr>
<td valign="top" width="205">
<img src="/images/3_StockBreakouts/Company-Logos/newcastle-pernamnet-logo.jpg" width="200">
</td>
<td valign="top" width="205">
-0.25%
</td>
<td valign="top" width="205">
23 February 2015
</td>
</tr>
<tr>
<td valign="top" width="205">
<img src="/images/3_StockBreakouts/Company-Logos/st-george-aug-4-logo-breakout.png" width="200">
</td>
<td valign="top" width="205">
-0.25%
</td>
<td valign="top" width="205">
20 February 2015
</td>
</tr>
<tr>
<td valign="top" width="205">
<img src="/images/3_StockBreakouts/Company-Logos/westpac-aug-4-logo-breakout.jpg" width="200">
</td>
<td valign="top" width="205">
-0.28%
</td>
<td valign="top" width="205">
20 February 2015
</td>
</tr>
<tr>
<td valign="top" width="205">
<img src="/images/3_StockBreakouts/Company-Logos/ybr-aug-4-logo-breakout.png" width="200">
</td>
<td valign="top" width="205">
-0.25%
</td>
<td valign="top" width="205">
24 February 2015
 
</td>
</tr>
</tbody></table>
Source: finder.com.au, ranked alphabetically. Dates may vary for some customers.
*Some loan changes may be effective from 15/3/15.
<a href="https://Loans.com.au" target="_blank">Loans.com.au</a> was also the fastest to pass on the interest rate cut, making its new rates effective immediately, sparking greater competition in the home loan market. This is in contrast to most lenders, which change their rates a couple of weeks later. 
In fact, we analysed effective rate changes by the big four banks (as they hold the majority of home loan market share) following every Reserve Bank cash rate movement over the past five years and found that they were faster to pass on a rate increase than they were to pass on a rate cut. The big four banks took 11 days on average to pass on a rate cut to variable home loan customers, yet managed to pass on rate rises in just seven days.
ANZ and Westpac both took the longest to pass on rate cuts to their customers, at 13 days on average. Commonwealth Bank took eight days, while NAB passed on rate drops at the quickest average of seven days.
Commonwealth Bank were quickest to pass on a rate rise, at an average of three days. Following them were ANZ and NAB (both eight days), then Westpac (nine days). This means Commonwealth Bank passed on rate hikes around five days earlier than any of the big four banks.
The longer a bank holds on passing on a rate cut, the more money they'll squeeze from Aussie pockets before finally adjusting their rates. So it's no surprise we're seeing them taking more time to pass on discounts.
Though the numbers are concerning, it's highly unlikely these tendencies are limited to the big four banks, which means it's up to every Australian borrower to know if they're being ripped off. A good first step is to understand how the cash rate works and keep track of the movements, and then try to negotiate a better deal with your lender. They'll want to keep you onboard so fight hard!
If that doesn't work out, <a href="https://www.finder.com.au/home-loans" target="_blank">comparing home loans </a>with other lenders is also a good option. In fact, there's a huge difference between what lenders are offering, with 5.12 percentage points difference between the cheapest variable rate home loan on <a href="https://finder.com.au/home-loans" target="_blank">finder.coma.au/home-loans</a> at 4.23% and the most expensive at 9.35%. 
The number of home loans on the market is continually growing, so compare other lenders and not just the big four banks to make sure you're getting the best deal.
The table below shows the lenders that have so far announced rate cuts and <a href="https://www.finder.com.au/rba-cash-rate" target="_blank">we will be updating</a> this page as we hear more announcements.
Michelle Hutchison is spokesperson for comparison website <a href="https://finder.com.au/" target="_blank">finder.com.au</a>.
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mhutchison-SWt6qigzDX

Banks taking their time to pass on rate cuts: Michelle Hutchison

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Guest observation
With another result of 'no change' at the Reserve Bank cash rate meeting for December, it may seem like the property market is becoming a tedious 'waiting game', however recent analysis suggests many possible outcomes could surface in the few years ahead.
Of the 37 experts surveyed in finder.com.au's December Reserve Bank Survey, 69% predicted that house prices would continue to rise throughout the New Year, despite most experts betting on the cash rate to rise.
Interestingly, just three experts were forecasting the cash to fall next year but since last week, six of the 37 have adjusted their predictions, also forecasting the cash rate is likely to take a tumble.
However, many are still expecting the cash rate to come back up to a new normal level of around 4%, so rates won't stay low for long, even with another rate cut.
For potential buyers, it makes sense to dive into property before they become more expensive, and it's also worth considering locking in a fixed interest rate if you're worried about the higher costs down the track.
Provided you've got a repayment strategy to suit, securing a property with an LVR (loan-to-value ratio) over 80% (so a deposit of less than 20% of the property value) could be feasible, given the forecasted property price hikes. However, the widening dialogue around rate movements can be confusing and even daunting, especially for those new to the market. With some five-year fixed rates on the market for less than 5%, securing a good deal until the rate argument settles could be a viable option for confused potential property owners.
finder.com.au's lowest variable rates allowing 95% LVR:
<ol>
<li>
IMB Introductory Variable Rate Home Loan: 4.66% p.a. This loan allows you to save interest in the first year by offering a discounted rate. You could either reserve these savings as a safety buffer, should interest rates move, or use them to curb the steep $767.74 combination of application and legal fees. 
</li>
<li>
Pacific Mortgage Group Construction Home Loan: 4.72% p.a. Pacific Mortgage Group has very few fees, none of which are ongoing, so you can rest assured knowing that although you won't be stung with extras, especially if you're planning to borrow more than 80% LVR and capitalising lenders mortgage insurance (LMI) into your loan. However, if you plan to build using this loan, there are loading fees around the construction period of the loan which vary depending upon the constructions undertaken.</li>
<li>
Aussie Optimiser Plus Variable Rate: 4.84% p.a. This loan also allows for a 100 percent offset account, so you'll have even more room to move as it is then possible to negate some of the interest charged on your loan. 
</li>
</ol>
finder.com.au's lowest 5-year fixed rates:
<ol>
<li>
UBank UHomeloan: 4.93% p.a. This is the lowest five-year fixed rate currently on finder.com.au, and it has some restrictions including that you will be unable to make extra repayments or redraw funds from this account. If you can meet the strict guidelines, you've nailed a good deal that will shelter you from interest rate movements for the next five years. 
</li>
<li>
Commonwealth Wealth Package: 4.99% p.a. This is one of the Commonwealth Bank's many home loans that can be taken out as part of its Wealth Package, which entails a discount on their advertised rates. However, this loan does have a limit on offset accounts per withdrawal and deposits. There's also a $375 annual package fee. 
</li>
<li>
NAB National Choice Package: 4.99% p.a. The package fee is again probably the biggest additional consideration to this loan, as it sits at an annual cost of $395. With that being said, this loan allows redraws, extra repayments and an additional discount on the advertised rate. As long as you don't want this loan for construction purposes, it's a notable contender in the five-year fixed space.</li>
</ol>
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A volatile year ahead for the property market with rates expected to change

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GUEST OBSERVATION
Melbourne Cup day is the race that stops the nation and in 2014 this is true in more ways than one.
Almost half the cash rate announcements made on Melbourne Cup day in the last 20 years have seen a rate move so all eyes were on the Reserve Bank board meeting. The 33 experts in the <a href="https://www.finder.com.au/rba-cash-rate" target="_blank">finder.com.au RBA survey</a> weren’t surprised however, when the Reserve Bank left the cash rate on hold for another month.
Despite all 33 experts betting on no move, some lenders were shaking up the market by changing their rates. Over the past month we saw 18 variable rate home loans move their rates – 13 of which were cuts. There were also 16 three-year fixed rates that saw rate moves, nine of which were hikes.
This shows that although the cash rate is a fairly good indicator of rate stability, it’s not doesn’t mean that home loans will stay put. With 32 of the 33 expert’s in the cash rate survey predicting an incoming cash rate rise, the time is nigh to consider or revise your home loan options – both fixed and variable. <a href="https://www.finder.com.au/home-loans" target="_blank">Comparing home loans to refinance</a>, or enter the property market, are some effective ways to make sure that, regardless of the incoming rate rise you’re still on top of the ever-changing rate market.
finder.com.au’s top variable rate home loans:
<ol>
<li>
<a href="https://www.finder.com.au/loans-com-au-blackboard-special#841">loans.com.au Dream Home Loan - &lt;90% LVR</a>: 4.48% per annum Minimal fees as well as flexible features are two key safety buffers that can minimise the impact of changing rates – these are all things that this loan contains. This loan also minimises upfront fees, such as application, annual and legal fees. It is important to know that an early termination fee does apply to this loan, which can sting for those repayment overachievers. This is the lowest variable rate loan currently on finder.com.au and also a loan that gives you a 100% offset account and redraw facility – meaning if you do overshoot on a repayment, you can take it back later.  
</li>
<li>
 <a href="https://www.finder.com.au/ubank-uhomeloan-variable-rate">UBank UHomeloan</a>: 4.54% per annum This loan from UBank comes with no application fees, legal fees, valuation fees, annual fees, settlement fees or exit fees. It’s available for purchasing, refinancing or investing on amounts between $100,000 to $1,000,000. While this allows for a measure of flexibility, this particular product can only be used for a maximum 80% of LVR, which means you will have to save the remaining 20% deposit before applying.  
</li>
<li>
<a href="https://www.finder.com.au/newcastle-permanent-premium-plus-package-home-loan#4697">Newcastle Permanent Premium Plus Package Home Loan</a>: 4.87% per annum This package loan has two limited time offers that are worth considering. If you apply for a loan of $150,000 or more before December 19, 2014, you’ll receive $1,000 cashback. Newcastle Permanent also has a limited time offer where any loan will be eligible for the Tier 4 discounted rate, which is usually only reserved for combined loan balances of over $900,000. This loan is part of the premium plus package, so you will need to open other products from this provider, which may be an important consideration.
</li>
</ol>
finder.com.au’s three lowest three year fixed rates:
<ol>
<li>
<a href="https://www.finder.com.au/newcastle-permanent-fixed-rate-home-loan#851">Newcastle Permanent Fixed Rate Home Loan</a><a href="https://www.finder.com.au/newcastle-permanent-fixed-rate-home-loan#851">:</a> 4.49% per annum Newcastle Permanent also has a competitive fixed rate loan option available – in fact, it’s the most competitive fixed rate on finder.com.au right now. You’re able to lock in this low rate for three years and enjoy $1,000 cashback when you apply for a loan of $150,000 or more by 19 December 2014. While the establishment fee is waived, you’ll still be obligated to pay $375 annual fee if you take out this loan.  
</li>
<li>
<a href="https://www.finder.com.au/me-bank-standard-fixed-rate-home-loan#1101">ME Bank Standard Fixed Rate Home Loan</a>: 4.59% per annum You won’t have to pay any application or account-keeping fees with this loan, meaning a saving both at the onset and during the life of your loan. However, while you can borrow up to 95% of your property’s value, access a redraw facility and a split loan option, you will be obligated to pay $200 at the beginning and end of this loan – in the form of a valuation and exit fee. 
</li>
<li>
<a href="https://www.finder.com.au/greater-building-society-ultimate-fixed-rate-home-loan#1450">Greater Building Society Ultimate Fixed Rate Home Loan</a>:4.59% per annum This package gives you discounted access to a range of Greater’s products, including their fixed rate home loan, Visa credit card, and transaction account. You’ll pay one annual fee for all your products while locking in a competitive rate for three years. With fees totalling $455, you may want to make sure the full range of Greater discounts available to you will be of maximum value.
</li>
</ol>
The cash rate remains at its historical low of 2.50% for now, however you shouldn’t ‘set and forget’ your home loan on this basis. Compare these and other home loan options and see if you can benefit from refinancing – if you’re new to the property market, make sure you take advantage of the best products available to you. 
Michelle Hutchison is the money expert for <a href="https://www.finder.com.au/" target="_blank">finder.com.au</a>, one of the biggest online comparison networks in Australia. 
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The top home loans currently on the market

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Stats from Australian Property Monitors (APM), a supplier of property pricing information, has revealed that if it hasn’t happened already, by 2014 the median price for a house in Sydney will exceed $700,000.

This secures the city as the world’s second most unaffordable housing market when compared to the likes of the USA, Canada, Ireland, New Zealand, the UK and China.

For other states, the numbers are much easier to digest.

But if you’re a prospective first-home buyer wanting to purchase a house in Sydney, these stats mean a $140,000 deposit if you don’t want to incur <a href="https://www.finder.com.au/lenders-mortgage-insurance" target="_parent">Lender’s Mortgage Insurance</a> (LMI), which is generally exempt when your deposit is at least 20% of the value of the property. And add about $50,000 for <a href="https://www.finder.com.au/cost-of-buying-property" target="_blank">upfront costs</a> such as stamp duty, application and valuation fees and removalist services - the list goes on.

While investors and owner-occupiers are clearly the winners, confidence isn’t strong in the first-home buyer corner. But that doesn’t necessarily mean that young Aussies should fear the property market. The trick is that you will need to look at your situation and create a strategy to enter the property market.

The first-home owners grant (FHOG) can be useful if the conditions favour your situation, that is, if you’re buying a ‘new home’. Considering that Sydney is suffering a housing shortage and new dwellings are below the government target, some may not be able to take advantage of these grants.
 
One way to go about this is to take a shortcut and have your parents <a href="https://www.finder.com.au/home-loan-guarantors" target="_blank">go guarantor</a> (but only if your folks are willing to help). This means that your parents’ property will be used as security for your home loan, allowing you to get a home loan with a 5% deposit, plus you can save on LMI. However, you have added pressure to avoid defaulting on the loan because your parents will be liable for your debt.

If you don’t have the luxury a guarantor, then you will have to show the banks evidence of genuine savings.  This means that the banks need to see that you’ve made regular savings to reach your current deposit for a property. The good news is you can add the LMI to your principal, which means that you can borrow up to<a href="https://www.finder.com.au/low-deposit-home-loans" target="_blank"> 95% of the property’s value</a>. The bad news is paying back your LMI throughout the life of your home loan means you essentially pay back double the amount. But whether this is worth getting a home loan early or not is entirely up to you.

Another option that is increasingly popular among first-home buyers is to skip the whole process altogether and go straight into investing. Many Gen Y’ers are renting while their primary place of residence has been rented out for cash flow and an investment. By taking advantage of interest-only loans, they buy time and capital gains. Better yet, some even expand their property portfolio further, paving the way to financial independence.

Regardless of what your decision is, it all comes down to having a <a href="https://www.finder.com.au/saving" target="_parent">savings plan</a> in place, even if you only need to save a 5-10% deposit. If you want greater returns from your savings plan, then you will need to cut back on other living costs.

A deposit is like getting your foot through the door, it’s the first step. Everything gets easier after that, especially with online tools and resources to help you compare, find better deals, and understand the property and home loan market.

 
<hr>
 Michelle Hutchison is the spokesperson at <a href="https://www.finder.com.au/">finder.com.au</a>
 
 

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First-home buyers should not fear the property market: Michelle Hutchison

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."

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According to National Sales Director Ben Hamblett, enquiry has been driven largely by Melbourne downsizers and buyers upgrading from smaller apartments.

"Interest in Victoriana continues to build, with strong buyer focus on the larger owner-occupier residences within the development," Hamblett says.

"Enquiry is increasingly driven by local buyers who recognise the rarity of what's on offer: park-facing apartments in an established neighbourhood where new development opportunities are becoming increasingly scarce. At Victoriana, the view is not just a feature; it's an appreciating asset in its own right."

He said interstate enquiry has also strengthened as buyers reassess Melbourne's position within the national property cycle.

"Melbourne currently stands as the most compelling entry point of any major Australian capital, and discerning buyers are beginning to recognise what those who move early always understand: the best opportunities are taken before the price rise confirms them."

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Why now is the time to buy in Melbourne's premium apartment market

Developers and apartment buyers have a narrowing window of opportunity before Brisbane's Olympic infrastructure pipeline begins competing directly with residential construction, pushing up costs, tightening labour supply and making new projects increasingly difficult to deliver.

While Brisbane's apartment market continues to benefit from strong population growth and limited housing supply, industry research suggests the years leading up to 2027 could prove to be the most important period for developers looking to secure builders and buyers hoping to purchase before the next wave of price increases.

A new Colliers report, Brisbane 2032 Olympic and Paralympic Games: Creating Solutions, highlights the scale of the challenge. While thousands of new homes are planned across South East Queensland, the Brisbane Olympic Athletes Village alone will deliver more than 10,500 beds during the Games before being converted into around 1,750 to 2,000 apartments. Equivalent to almost two years of typical inner-city apartment supply, the project will also absorb a significant share of the construction workforce and building materials.

The broader construction pipeline paints an even clearer picture.

Construction Skills Queensland's Horizon 2032 report forecasts Queensland's annual construction pipeline will average $69 billion over the coming years before peaking at $75 billion in 2027-28. Demand for construction workers is expected to increase by 17 per cent to almost 150,000 people, with the industry facing an annual shortfall of around 19,000 workers that could blow out to as many as 35,000 during the peak construction period.

The Olympic venues, athletes village and supporting infrastructure will account for billions of dollars worth of work across South East Queensland through to 2032, creating intense competition for labour at a time when Australia's residential construction sector is already under pressure.

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Colliers Queensland Residential Director Andrew Scriven said the convergence of these projects is creating a clear window of opportunity for both developers and buyers.

"From 2027 onwards, the market will shift dramatically," Scriven said.

"Labour will increasingly be locked into government-led infrastructure and Olympic projects, which means private residential developments will face higher costs and tighter margins. The developers who move now are the ones most likely to get projects off the ground."

Scriven said the same dynamic would also affect buyers, with fewer apartment projects expected to launch once construction capacity tightens.

"If you're looking to change your lifestyle over the next five years, now is your window of opportunity to buy."

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Developers are already positioning themselves ahead of that window.

Following the success of Monarch at Toowong, Consolidated Properties is preparing to launch two new Brisbane apartment projects in the second half of 2026. They include <a href="https://www.apartments.com.au/new-apartments/gloriette-30-bedivere-street-yeerongpilly-qld-4105">Gloriette</a> at Yeerongpilly Green, a 25-storey tower within one of Brisbane's key Olympic precincts, and <a href="https://www.apartments.com.au/new-apartments/castile-47-skyring-terrace-newstead-qld-4006">Castile</a>, a recently approved 25-storey riverfront development at 47 Skyring Terrace in Newstead.

Hutchinson Builders will deliver both projects, with early works already underway at Yeerongpilly and Newstead expected to commence later this year.

The timing comes as Brisbane's fundamentals continue to strengthen, with strong interstate migration, population growth and vacancy rates remaining below 1.5 per cent.

Colliers Queensland researcher Pragya Sharma said Greater Brisbane is forecast to require around 40,000 new apartments between 2021 and 2031.

"There's a real mismatch emerging between when housing is needed and when it will be feasible to build," Sharma said.

"As a result, the period leading up to 2027 presents a key window of opportunity for developers to secure approvals, funding and construction capacity, while buyers will have greater choice before supply constraints intensify."

Colliers research outlines a critical pre-2027 window to start residential projects before labour squeeze: now is the time to buy

Developers, buyers on watch in South East Queensland ahead of construction crunch: Colliers

It's taken less than nine months for developer Sherpa Property Group to sell out all 51 apartments in its <a href="https://www.apartments.com.au/new-apartments/flourish-oasis-palm-beach-7-9-sixth-avenue-palm-beach-qld-4221">Flourish Oasis</a> development in <a href="https://www.apartments.com.au/developments/palm-beach-qld-4221">Palm Beach</a>, over a year before its anticipated completion.

&nbsp;

Located at 7-9 Sixth Avenue, the $67 million development has resonated strongly with both local owner-occupiers and downsizers seeking high-quality apartments within walking distance of the beach, dining precincts and everyday amenities.

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Christie Leet, Founder of <a href="https://www.apartments.com.au/developers/sherpa-property-group">Sherpa Group</a>, said the sell-out reflected both the strength of the Palm Beach market and the success of Sherpa's community-first approach to development.

"The sell-out of Oasis is a fantastic outcome and reinforces the strong demand we're seeing for thoughtfully designed apartments in lifestyle locations," Leet said.

"From the outset, our vision was to create a development that genuinely enhanced the Palm Beach community while providing residents with exceptional homes and wellness-focused amenities.

"We've been incredibly encouraged by the level of local support throughout the campaign, 72.5 per cent of buyers are locals, with a significant proportion of purchasers choosing Oasis as their future home rather than an investment."

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Construction is now progressing following development approval, with trusted builder LPS Group delivering the project and completion anticipated in Q3 2027.

Oasis forms part of Sherpa Group's successful Flourish collection, which has become recognised for its focus on wellness, community and elevated coastal living.

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Residents will have private access to a rooftop amenity space featuring a pool, gym, sauna, steam room, hot and cold plunge pools, spa and barbecue facilities.

"The success of Oasis demonstrates that buyers continue to prioritise quality, location and lifestyle," Leet said.

"We are proud to have delivered a project that has resonated so strongly with the market and look forward to bringing Oasis to life for our future residents."

Sherpa recently launched <a href="https://www.apartments.com.au/new-apartments/flourish-soleira-palm-beach-1150-1160-gold-coast-highway-palm-beach-qld-4221">Flourish Soleira</a>, its third instalment of the Flourish brand in Palm Beach following Flourish Oasis and <a href="https://www.apartments.com.au/new-apartments/amargo-6-12-sixth-avenue-palm-beach-qld-4221">Flourish Amargo</a>.

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Sherpa sells out Flourish Oasis in booming Palm Beach

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

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