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Deciding on finishings and fixtures in an off the plan apartment design is an important step, as the products you choose will determine how your property ages.
The choice of finishings and fixtures may also attract different types of tenants as some tenants may be prepared to pay more for higher quality touches, but the upkeep and maintenance needs to be considered, as they do depreciate with time.
Decisions to make include floor coverings, window dressings, wall tiles, paint colour, taps, door handles, light switches, light shades, kitchen appliances, sinks and more.
“Just like a good wine, you want your property to age well,” says <a href="/expert-insights/buying/dont-ignore-the-four-fs-of-residential-developments">Matusik Property Insights director Michael Matusik</a>.
“The trend for finishes is simple: modern, spacious designs that can stand the test of time, but are also welcoming, comfortable and feel like home,” Matusik says.
Matusik says when choosing floor covers, the trend is for longevity.
“Carpets are generally darker and limited to bedrooms. The most durable living area floor is a tiled one; gloss or matte.
“For depreciation purposes, carpet, timber floorboards and tiles are each deemed to have an effective life. Carpet with 10 years, timber floorboards with 15 years and tiles with 40 years.
“A $2000 outlay on floor coverings, for example, would result in the following depreciation benefits in the first year: carpet $400, timber floorboards $267 and tiles $50.
“Armed with this sort of knowledge, an investor might find it financially viable to upgrade a level of finish from say, low to medium or medium to high,” Matusik says.
Matusik says when it comes to kitchen appliances; quality and function are the way to go and it’s the little details that tick the box these days.
“Think of a fridge dispensing ice and water, a bigger oven, a wider cooktop, or a built-in coffee machine. Negotiate just one ‘wow’ factor into your kitchen and tenants will love you,” Matusik says.
Matusik says another quality trend is soft-close drawers and that energy efficient light fittings should be considered.
“Beware of glossy leaflets with annotations along the lines of ‘artist impression’ and ‘subject to change or availability’.”
“Ask too, whether the construction will merely meet Australian standards. These standards are, in the main, inadequate for the realities of modern urban living and in particular, for those residing in large apartment complexes. You are better off paying for higher than the prescribed building standard,” Matusik says.
The choice of fittings and fixtures could also affect your property’s resale, according to Property Searchers managing partner Scott McGeever.
“Consider the type and quality of construction and the level of fittings and fixtures that are used in the complex, as well as the interior of the property itself.
“If they are cheap and nasty, they tend to not age well and look tatty after a short time period and that will affect re-sale.
“Finished quality of fixtures and fittings can also vary to what they looked like on the sample board. What might appear good quality in a display might have been poorly executed/installed when being built,” McGeever says.
When choosing fittings, fixtures and finishings, opt for quality and function and also longevity. Top of the range appliances may be OK for owner-occupiers but will not always pay off for investors and depreciation benefits.
Off the plan buyers should also be sure to have a schedule of inclusions of all fittings and fixtures, on the sale contract.
{rsform 49} 
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How to: Decide on finishes and fittings

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Many home buyers are eligible for government support through first home owner schemes, particularly those buying off the plan apartments, but each state has their own schemes in order to boost state construction.
Here is a breakdown of the current grants and incentives available in Victoria, New South Wales, South Australia and Queensland.
The New South Wales government has the New Home Grant scheme, which offers $5000 for off the plan homes valued at $650,000 or less and is available to both investors and owner-occupiers.
An application for the New Home Grant must be made within three months of the first signed contract and is paid as credit on the purchaser’s stamp duty.
If the stamp duty tax is greater than $5000, the difference between the duty and the $5000 grant is to be paid by the buyer, but if the stamp duty is under $5000, the grant is used and the buyer is not out of pocket.
The grant can be applied for more than once on multiple properties, however each property must be new and only one grant will be issued per property.
The New South Wales government also offers a First Home Owner grant of up to $15,000 for newly built or bought homes valued at under $650,000. The property must be the intended place of residence, as the buyer must live in the property for a continuous period of six months.
The New South Wales First Home Owner grant will drop down to $10,000 from January 1, 2016.
The Queensland government offers first home buyers building or buying a brand new home a $15,000 Great Start Grant for properties valued under $750,000.
To be eligible for the grant, first home buyers must move in within one year of the completion date and live there for a minimum of six months.
Applications can be made through the Office of State Revenue or through a bank or lending institution.
The South Australian government offers up to $15,000 for first home buyers building or buying a new property that does not exceed that value of $575,000.
As with other states, the property must be the intended place of residence for at least six continuous months.
Off the plan buyers may also be eligible for an off the plan concession, which provides a full stamp duty concession of up to $21,330.
To be eligible for the full stamp duty concession, contracts must be entered into before June 30, 2014, as after this date, only a partial concession will be paid until June 30, 2016.
The stamp duty concession is only available to apartments located within a certain area, so check the Revenue South Australia website for more details.
First home buyers building or purchasing a new home in Victoria are eligible for up to $10,000 as long as the value of the home does not exceed $750,000.
All states can apply for grants via the Office of State Revenue or through a bank or lending institution.
If applications for grants are made through the Office of State Revenue, the grant may be paid as soon as all necessary documentations are received.
For those applying through a bank or lending institution, the grant is generally paid on settlement. 
{rsform 49}
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How to: Apply for the first home owner’s grant

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Planning how to rent out an off the plan apartment is similar, if not the same, to other forms of property investment strategy, however some developers may offer a rental guarantee on the new purchase.
Developers generally offer a rental guarantee for the first year or two, however many property professionals warn against buying into a development that offers a rental guarantee.
iProperty Plan director Mark Armstrong says by accepting a guaranteed rent level, investors are insulated from market forces.
“As newer properties come on to the market and tenants have a wider choice of places to live, the market rent for a property could fall,” says Armstrong.
Market analyst <a href="/guides">Catherine Cashmore</a> says the rental guarantee is always factored into the sale price of the apartment.
Cashmore says rental guarantees can be between 5% to 7%. If an investment has a gross return of 6% and the developer guarantees $300 a week rent, the purchase price would be $260,000.
But if the market rent is in fact $250 a week, the property is really worth $218,000, resulting in investors paying 19.2% over the market value.
“Once the guarantee expires, the unit’s yield will revert back to market forces,” says Cashmore.
Armstrong says once the guarantee expires, investors will need to have sufficient cashflow to hold the property during periods when the property is not tenanted.
Property 1 real estate agent Garth Rothwell says rental guarantees are good for overcoming fear of loss due to a vacancy period but in reality, all rents are guaranteed.
“I guarantee there will be people willing to rent a unit, it just comes down to how much rent they are willing to pay.
“Guarantees that are offered by the developer and are above market value are bound to fail, as proven in the past, as they are unsustainable over the medium to long term.
“Rent guarantees based on market value for a period of one to three years can be beneficial for investors to overcome the fear factor and help the investor with cash flow in the initial years of the purchase,” says Rothwell.
“Ultimately it comes down to how the rent guarantee is funded.”
Off the plan apartments can be advertised for rent prior to settlement but Rothwell says the investor will require the developer’s permission to advertise early, as the developer will have to authorise access to conduct inspections.
“If the unit is leased prior to settlement, the developer is entitled to the rent collected prior to the settlement date.
“If a guarantee is in place, the developer will already have this process in place,” says Rothwell.
For investors wanting to rent out their new apartment, Rothwell advises to price the unit at market value, not emotional value.
“Investors should be prepared to trade off $10 to $15 per week in rent to get a better tenant sooner, or alternatively a tenant with a small pet may pay more.
“The investor needs to identify the type of tenant they wish to attract, familiarise themselves with relevant facts regarding pets, body corporate rules and on site management,” says Rothwell.
Rothwell advises that a pre-purchase/settlement inspection is organised from a licensed building inspector and that a detailed initial inspection report is completed.
“Complete all guarantees for stoves, ovens, dishwashers and air conditioners and ensure a landlord’s insurance policy is in place to cover loss of rent due to malicious damage and a basic contents policy to cover any dispute about building or contents,” says Rothwell.
As with any property investment, research is the key to ensure the numbers add up and that all the correct measures are taken to safeguard investors and their property.
{rsform 49}
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How to: Rent out an off the plan apartment

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Like a brand new car, new apartments and contents depreciate in value almost immediately but many investors are not aware of the depreciation benefits they are entitled to claim.
The Australian Tax Office enables investors to cover part of the purchase price by allowing them to claim depreciation on certain items like fittings and fixtures at the end of every financial year.
Although there is no percentage that fits all off the plan purchasers, Matusik Property Insights director Michael Matusik says up to 60% of the built cost of a new apartment can be tax-deductible over time.
Purchasers of off the plan apartments can take the contract of sale to a quantity surveyor to have a depreciation schedule put together, as the contract will detail inclusions such as price, size of the unit and size of the building.
A tax depreciation company can also inspect a property to determine the current value of every item and will then calculate how much value each of those items will lose every year for up to 40 years.
However, Multifocus Properties and Finance chief executive officer Philippe Brach says to get a definite schedule that an accountant can use, the property must be settled as the settlement acts as the starting date for the depreciation entitlement.
The depreciation report is submitted at the end of every financial year and is allowed to be back dated by up to two years.
BMT Quantity Surveyors director <a href="/expert-insights/finance/depreciation-tax-deduction-opportunity-for-investors-as-the-block-sky-high-reality-television-series-turns-serious">Brad Beer says on average investors can claim between $5,000 and $10,000</a> as a first full-year deduction.
Brach says for the first few years, depreciation will fall away rapidly but is largely compensated by rising rent revenue in keeping the cash flow constant.
“After about 10 years, depreciation will stop declining but rent will still keep rising, therefore the cash flow starts increasing,” says Brach.
Property investor <a href="/expert-insights/finance/the-benefits-of-depreciation-or-how-wear-and-tear-can-be-to-your-advantage">Cameron McEvoy</a> says the amount an investor can claim is always much higher in the first few years.
“It goes without saying that the figure for say year three, will be much higher than year 27.
“This is due to the gradual degrading value of items.
“More often that not, properties that are one to five years old have the most depreciable potential,” says McEvoy.
Brach advises that when looking at potential investment properties, fittings and fixtures should be taken into consideration when short-listing apartments as they will give high depreciation in the early years.
Off the plan buyers should be able to obtain a depreciation schedule from the developer free of charge to help them work out their numbers properly but if one is not available, a report can be constructed for around $300 to $1,000 through a depreciation specialist.
“Without a schedule, your cash flow may be way out of reality and you investment decision will be wrong,” says Brach.
The one-off report fee is also tax deductible.
{rsform 49}
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How to: Check your depreciation entitlements

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Off the plan properties appear attractive to some buyers as only a 10% deposit is required up front, leaving a timeframe of 12 to 18 months to get the necessary finance in place.
Off the plan purchasers are entitled to borrow the same amount as other forms of lending – up to 95% of the purchase price and capitalised lenders mortgage insurance (LMI) – but will need to commit to the purchase without having an unconditional approval from the bank.
Buyers cannot apply for a mortgage if settlement is over 18 months away but most lenders issue a pre-approval, and once settlement comes, it can be reassessed.
Multifocus mortgage broker Philippe Branch says generally lenders require a valuer to go on site and visit the premises, which is only possible about four to six weeks before settlement.
“An application can be lodged up to six months in advance with some lenders but the approval is subject to valuation,” Branch says.
“Some rare lenders will offer full approval with an off the plan valuation, without going on site up to 17 months before settlement. However, they will do a physical valuation before settlement to confirm the first valuation.”
Branch advises that purchasers stick to borrowing 90% of the purchase price plus capitalised LMI as a maximum, as LMI can become expensive at 95%.
“LMI can be over 4% of the value of the loan and mortgage insurers become really nervous of mortgages over 90%, applications need to be strong,” says Branch.
Branch says there are hidden costs to be aware of in buying an off the plan property, including not only a lawyer, but also blinds and curtains.
“Lawyers costs are typically more expensive as off the plan contracts are usually not standard contracts,” he says.
“So whereas a typical conveyancing would be $1500 to $2000, an off the plan would probably be $2000 to $3000.
“Also, make sure that blinds and curtains are included in the contract otherwise it is an extra cost at settlement.”
The repayment schedule of an off the plan purchase does not differ from other forms of lending and can be paid as principal and interest over 30 years or interest only over 30 years, with a five to 15 years interest-only period.
If the developer happens to go bust during development, the purchaser does not lose their 10% deposit.
“Most off the plan deposits will go into a lawyer’s trust account and is not available to the developer,” says Branch.
“If the developer goes bust, then the deposit and accrued interest will be returned to the buyer.”
Branch says buyers sometimes give a 10% deposit or more to the developer directly, who in return promises huge interest, typically 15% per annum.
“Schemes like this gave off the plan a bad name in the past. If the developer goes bust, the investor has lost the deposit,” says Branch.
First home buyers are entitled to state grants when buying or building a new home and buyers in New South Wales are entitled to a New Home Grant, which equates to $15,000 for off-the-plan homes, dropping to $10,000 in 2016.
The list of grants available in each state can be found on government websites.
Buying off the plan comes with pros and cons like any property purchase, but it’s important to keep in mind that a pre-approval valuation may be less or more than the final valuation, ultimately altering the percentage of the amount borrowed.
{rsform 49}
 
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How to: Organise finance for a new build

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Buying a new apartment off the plan is increasingly popular, but there can be pitfalls if individuals fail to do the necessary research on the property developer.
Background checking a developer doesn’t mean becoming Sherlock Holmes and sleuthing around, but it does require a potential purchaser to ask questions and take an interest in a developer’s history.
The best place to start is online by looking at property blogs and newspaper articles. A quick search of the developer’s name should yield results. Are there any court actions against a developer? Bad feedback on forums should ring alarm bells.
CBRE director of residential development Matthew Ramsay says the other key step is to research a developer on their website and see what other projects the company has developed.
“You can go out and see the display suite and see the quality of the actual project, or even older things they’ve built, to see the quality of the finishes,” says Ramsay.
Ramsay says there are two types of developers, tier one and tier two.
“There’s the developer who will employ a third party builder and it’s important to know who that third party builder is. It needs to be someone who has a signification in the market and someone who has done residential construction before,” says Ramsay.
“If a builder is known as a tier one or a tier two builder, then they’re known as a good quality builder in the market place.”
If an individual is going through a buyer’s agent, the agency will generally obtain information through their agent contacts in the market and will know the quality of the product the developer provides through past experience.
Property Searchers managing partner Scott McGeever says it is important to look at the facilities offered in the complex, as they can be big-ticket costs down the track and significantly add to strata expenses.
McGeever says to look at the type and quality of the construction and the level of fittings and fixtures that are used in the complex and well as the interior of the property itself.
“If they are cheap and nasty, they tend not to age well and look tatty after a short period and that will effect re-sale,” says McGeever.
Most new development projects have a mandatory seven-year structural warranty with an insurer and Ramsay says buyers do have rights in their contract of sale if things were to go askew.
“In most, if not all contracts of sale, there is a deadline date in which the developer must have the apartment completed and hand it over to the buyer,” says Ramsay.
“If the developer misses that deadline date, the buyer then has the right to refuse the contract and the deposit is returned.
“If the apartment layout changes or there’s significant changes to the apartment, the buyer also has the right to refuse the contract.”
It’s also important to have the contract of sale read by a solicitor.
With the right research done into the developer, the architect and the contract details, buying off the plan does not need to be a risky property investment.
 
{rsform 49}
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How to: Background check a developer

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When it comes to purchasing an off the plan apartment, one thing is constant - the ‘first in best dressed’ rule applies.
The key is to watch out for marketing campaigns for new developments, in order to stay ahead of the pack.
However there is no one size fits all strategy to promote new options, with each developer reaching out to potential buyers in different ways.
Developers generally start advertising their development a couple of weeks prior to the official launch to generate some buyer interest, and some will offer a VIP night.
“Rather than starting to advertise when the property is ready to go on the market, it will be a couple of weeks in the lead up to it so potential buyers have an option to look at it if they’re really keen,” says Melbourne Real Estate sales director Georgina Mellick.
“Some people just want to go to the open, but some people want the option to look in a bit earlier before it goes to market.
“It’s [VIP nights] just a bit of building the momentum for any of the people wanting to have a look in before.”
Accessing a property for sale earlier means having a greater chance of securing a better unit and potentially getting a discount, as most developers need to sell a certain pre-sale amount before the bank will grant them funding.
Off the plan apartments generally only require a deposit up front and the balance of the purchase price is paid upon settlement, typically 12 to 24 months down the track.
It’s important to keep in mind lenders will only give conditional approval to finance an off the plan purchase, subject to future valuation. When the unit is complete, the lender will have the apartment valued. If it comes in lower than the purchase price, the lender will finance a lesser percentage of the purchase price.
That means, if a buyer snaps up an apartment when the market is on its way up, the property is likely to gain some value before settlement date but the purchase price remains the same.
However, if an apartment is bought and the market drops, buyers may be short of cash at the end if the valuation comes in lower at settlement.
The Western Australia Department of Commerce says when buying a new apartment it’s important to check for provisions in the contract such as the completion date, whether buyers are entitled to resell the property before the purchase is completed and if they have the right to a pre-settlement inspection.
The department recommends visiting any other projects the developer is involved in, to find out if the projects are on schedule and if the quality of the work is good.
It is also important to get a copy of the plan and get the plans and specifications checked by an independent architect or building consultant and for the buyer to choose their own licensed valuer to value the property.
“Most disputes arise from a buyer not being happy with the end product,” says <a href="/expert-insights/buying/eight-potential-pitfalls-to-watch-out-for-when-you-buy-off-the-plan">Holding Redlich lawyer Carolyn Chudleigh</a>.
“The best way to avoid this is to be aware of exactly what all of the finishes should be,” says Chudleigh.
“All of this can be negotiated before exchange of contracts and should be included specifically in the contract if you want to be able to enforce performance against the vendor.
“If a contract is skinny on detail, there may be little room for complaints at the end of the day.”
The rule of thumb when buying off the plan is: first in first served – interested buyers should register early and attend VIP nights if they’re offered. Secondly, the contract should always be looked over by a solicitor before any signing occurs.
 
{rsform 49}
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How to: Purchase an off the plan apartment

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Choosing an apartment within an off the plan development might seem like a daunting task. However, once you have completed the trickier task of researching the complex that is right for you, finding the right apartment only comes down to a few things.
The number one factor to consider is your price range.
Melbourne Real Estate sales director Georgina Mellick says when potential buyers are choosing between a variety of floor plans within a development, she looks at price range first, and then their wish list.
“First up is the price range and then the outlook, as some people will have a preference for sea views, an easterly view or a garden view,” she says.
“We always have floor plans we prefer and we show those first.”
Property Searchers managing director Scott McGeever says living areas of the unit should be orientated away from the west or south, but Mellick says, come re-sale time, she doesn’t notice a difference with a unit’s aspect.
“I find that when selling them off the plan they tend to be more popular, but in the secondary sales, as long as the outlook is really good, it doesn’t really have an impact whether it’s north or south or west,” she says.
Mellick says higher levels in a complex are always preferred as they have a better outlook, however a lower level is fine if it has a good outdoor area attached.
Research by <a href="/news/apartment-levels-giving-you-more-bang-for-your-buck-which-floor-would-you-choose">Brisbane-based property analyst Think Matusik</a> says levels three to eight sell more quickly and are generally held the longest.
Think Matusik says the best value for money in highrises is the level below the sewerage and water pipes – floors seven to eight – as the ceilings height is slightly higher.
Apartments with a better aspect and/or view will most likely attract a higher rental yield than a lower floor apartment, but it comes down to whether you are purchasing as an owner-occupier or an investor.
If you are purchasing as an investor, it’s important to keep in mind tenants expectations, such as a car space, which could increase your asking rent.
If your chosen development is in a busy area where there is limited street parking available, a car space could be a huge draw card as an investor.
Property investor <a href="/expert-insights/investing/the-10-things-a-tenant-wants-in-a-top-dollar-apartment-cameron-mcevoy">Cameron McEvoy</a> says to ask local agents what the going rental rate is for a unit with parking included compared to one without, and if different parking types attract higher rent.
If you are buying as an owner-occupier and the development is located on a busy road, McEvoy says traffic noise is something to consider in the choosing process.
McEvoy says if double-glazed windows aren’t built in, this should be a negotiation point when buying.
Lastly, Mellick says to avoid apartments that are a ‘dime a dozen’ type.
“The actual development size isn’t really an issue, it’s the quality of the development and whether it has characteristics.
“You want to buy into a development that has a lot of different floor plan options.”
One-bedroom units in high-rise complexes will fall into the trap of competing against a hundred other similar apartments in the same complex, which appeal to the same market.
Remember in order to choose the right apartment, factor in your budget and take the time to write a wish list of things that are important to you. Keep this list with you to ease the confusion in the buying process, and to avoid settling for something you’re not 100% happy with.
 
{rsform 49}
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How to: Choose the perfect off the plan apartment

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Finding the right off the plan apartment is no easy task, as potential investors are saturated with new development options, all offering unique features and incentives to get them on board.
In order to find an off the plan development that is right for your needs, you will need to undertake some necessary research.
Firstly, research the location you are looking at investing in. In order to avoid potentially buying into an oversupplied area, check pending developments and applications in the area. When a market becomes oversupplied, values can drop sharply, as can rental rates.
Ask, does the area have the necessary infrastructure in place, and are there good amenities nearby? It’s important to check with the local council on future plans for the area if it is lacking these things.
Property Searchers managing partner Scott McGeever says the surrounding developments need to keep with the subject development. That is, if you’re buying into a low-rise complex, there should be no high rises nearby.
“The development should also be close to good amenities and have commercial or retail facilities close by – but not be on top of,” says McGeever.
If you’re planning on buying then letting out the property, check with local real estate agents about the demand in the area and what type of people rent. For example professional couples, single dwellers or families.
Another crucial step is researching the developers, architects and builders and their history. Have they delivered past projects on time? Do they have a good track record of delivering quality developments and how are they tracking financially? This research is important in avoiding a potential investment pitfall.
The next important step is to inspect the display suite.
“Viewing and/or buying an off the plan property is difficult to get your head around from looking at a floor plan and sample board,” McGeever says.
“For this reason, many people make the mistake of thinking bedrooms are bigger than what they are, based on the bedroom in a floor plan depicting a double bed or a couch and dining table laid out in a combined lounge/dining area.
“The reality when standing in the completed unit is quite different as they never seem as big as the floor plan depicted,” he says.
A bonus to buying off the plan is working out what you can ask for and change about the plans to suit yourself.
Holding Redlich partner and property law expert <a href="/expert-insights/buying/dont-underestimate-the-risks-in-off-the-plan-buying">Carolyn Chudleigh</a> says the best way to protect yourself from a nasty shock is to check every detail on the sale contract, particularly regarding the property’s finishes.
“Know everything about the interior, down to how many power points there will be in every room,” she says.
“All of this can be negotiated before exchange of contracts and should be included specifically in the contract if you want to be able to enforce performance against the vendor.
“If a contract is skinny on detail, there may be little room for complaints at the end of the day.”
Lastly, McGeever recommends buying into a small low-rise complex with no lift and low body corporate fees.
Apartments with better aspects and views will most likely attract a higher rental yield and McGeever recommends that all living areas of the unit are orientated away from the west or south and have a sensible layout.
 
{rsform 49}
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How to: Find an off the plan property

Perth’s new apartment market recorded its strongest quarter of sales since Q4 2021, with 412 apartments sold in Q1 2026 and a record quarterly sold value of $537 million, according to Urbis’ latest Apartment Essentials results.

Urbis said the March quarter result reflects strong, highly product‑specific demand across both ends of the market, from more attainable projects delivering at scale, through to premium stock being absorbed by equity‑rich downsizers.&nbsp;

David Cresp, Partner at Urbis, said the key story in Perth is not demand, it is the market’s ability to convert demand into delivered housing.&nbsp;

“This is the strongest sales quarter since Q4 2021, and it reinforces that demand in Perth is real and it’s local,” David Cresp said. “But the task now is delivery, turning that demand into projects that can actually be built and completed.”&nbsp;

[smartcode_project:default project_id=110291 project_image_fid=302785]

<h2>Affordable product leads, premium demand remains resilient</h2>

Sales in Q1 were led by more affordable projects, with The Boulevard (SKS Group) recording 115 sales in the quarter, the presentation noting this is only the second time a single project has surpassed 100 quarterly sales. The project was able to offer more affordable housing product right next to a train station.&nbsp;

Palmyra West (Finbar) also delivered strong results with 28 sales in Q1, following 84 sales in Q4, with an average price of under $800,000, underscoring depth of demand for well‑located, attainable new stock.&nbsp;

At the premium end, Urbis said downsizer demand is continuing, with the results highlighting Romeo (Applecross, Finbar) recording 75 sales and reaching almost 50% sold in one quarter.

Jual (Shenton Park, Celsius Property) also posted a strong quarter with 28 sales, reaching 39% sold in one quarter.

Urbis noted that Perth apartment demand is not speculative, not investor‑led, and not uniform, describing it as localised, often equity‑driven and highly product‑specific, a pattern reflected in the polarisation between strong “attainable” performers and premium downsizer product.&nbsp;

[smartcode_project:default project_id=148957 project_image_fid=364102]

<h2>Prices underpinned by costs, and the delivery risk is growing</h2>

Urbis said pricing pressure is cost not demand‑driven: construction costs and delivery risk are now a central constraint, with the results noting build costs remain elevated and volatile, and that energy, fuel and labour uncertainty weigh on feasibility.

David Cresp said a growing challenge for private Build‑to‑Sell developers is simply securing a builder in the current environment.

“Developers are really feeling the pressure from a building market that was operating at capacity and securing a builder is challenging,” David Cresp said, adding that even where a builder can be secured, “trying to get to the price that makes the development financially viable is incredibly challenging in the current market.”&nbsp;

Urbis’ broader WA commentary also notes that industry remains at or above capacity with lot and housing creation, and that many builders are limiting new sales to manage stretched workforces and fixed‑price contract pressures, conditions that flow directly into apartment feasibility and delivery timing.

[smartcode_project:default project_id=108869 project_image_fid=317905]

<h2>Supply: improving later, but still constrained, and Perth lags eastern benchmarks</h2>

While near‑term supply remains constrained, Urbis’ forecast shows completions lifting “Supply is forecast to be back above 1,500 apartments per annum for the first time since 2019”, with 1,775 completions forecast for 2026, and volumes remaining above that level over the following years.&nbsp;

Looking further ahead, completions are forecast to reach 2,500 in 2028, with the report noting 32% of that total is social/affordable, reflecting the role of government‑supported delivery in rebuilding the pipeline.&nbsp;

However, Urbis said Perth remains behind comparable markets on pipeline scale. In a national comparison of projects under construction, the report shows under construction Perth Build‑to‑Sell (BTS) at 3,446 apartments versus the Gold Coast at 7,922. Mr Cresp said “The challenge for Perth is how to we grow the delivery pipeline”.

Urbis’ conclusion is that Perth’s market is increasingly defined by product discipline and delivery certainty, with the research identifying “delivery certainty is key” and calling out builder risk and procurement models as core success factors, alongside “timing and staging”.&nbsp;

Joel Robinson

Perth apartment sales hit strongest pace since late 2021 as builder capacity tightens

<a href="https://www.apartments.com.au/developers/sammut-developments">Sammut Group</a> has secured development approval for its latest Brisbane apartment project, marking the Sydney developer’s next step in expanding its Queensland pipeline following the success of its debut Gold Coast development, Coast.

The approved project at <a href="https://www.apartments.com.au/new-apartments/44-glen-road-toowong-qld-4066">44 Glen Road, </a><a href="https://www.apartments.com.au/developments/toowong-qld-4066">Toowong</a> will deliver a 15-storey riverfront apartment building with 42 residences, significantly increasing the scale of the site’s previous approval for a smaller luxury scheme. Designed by Bureau^proberts, the development will comprise a mix of predominantly four-bedroom and two-bedroom apartments positioned to maximise Brisbane River and city views.

Sammut Director Julian Sammut said the group had been actively searching Brisbane for several years before identifying Toowong as the right fit.

“Brisbane was the right step for Sammut,” Sammut said.

“With the success of Coast we thought we should definitely look to do more in Queensland alone. We then pushed up to look at Brisbane. We've been looking for I'd say two to three years actually and it was hard to find the right location.”

<img alt="Sammut makes Brisbane apartment play" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_75/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Screenshot%202025-12-23%20at%203.27.14%E2%80%AFPM.png?VersionId=dYAVIL7qdcGA8ojvkslSrLjczXFejSSx" />

Sammut said suburbs including New Farm and Teneriffe were considered before the group ultimately focused on Toowong due to its strong downsizer demographic and limited supply of developable riverfront land.

The site was acquired off-market after what Sammut described as a lengthy negotiation and planning process, with the developer pursuing an uplift to the original approval.

“We are DA approved now which is very exciting,” Sammut said.

“We've had our change approval come through and we've obviously doubled the height, 15 storeys plus rooftop. We've got 42 amazing apartments that are going to be coming to market soon.”

<img alt="Sammut makes Brisbane apartment play" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,dpr_2.0,q_auto:good/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-12-23%20at%203.27.26%E2%80%AFPM.png?VersionId=ohkRkY0dIZlqdfME2EZePsCQavRiBadE" />

Bureau^proberts said the design responds to Toowong’s evolving urban character, balancing contemporary apartment living with the area’s established residential identity.

“A place where traditional Queensland living has taken place for centuries; Toowong is seeing a shift of contemporary influence, commercial and retail hubs mixed with well-considered residential offerings – all the while maintaining its character and charm,” the architect noted in planning documents submitted to Brisbane City Council.

The architecture practice said the project’s form was shaped by its riverfront setting, flood considerations, neighbouring building scales, and view corridors.

“They said the mix of four and two-bedroom apartments capture the ‘fundamental qualities of Queenslander living,’ translated into the context of a contemporary subtropical building.”

The development sits just off Coronation Drive within walking distance of Toowong’s retail precinct and the upgraded Regatta ferry terminal, while also benefiting from proximity to the incoming green bridge connection to West End. Sammut said the accessibility and amenity offering were central to the site’s appeal.

The approval adds to growing residential activity along the Toowong riverfront, joining nearby projects including Consolidated Properties’ Monarch Residences and Spyre Group’s ARC Residences.

Sammut secures approval for debut Brisbane apartment development in Toowong

Developer Lanevick is heading back into Sydney’s apartment market after focusing more heavily on the luxury townhouse and terrace sector in recent years.

Lanevick, founded and directed by Steve Maroun, is expecting to receive approval in the coming months for a new apartment development in Gladesville, with the aim to launch it to the market later this year.

The 51-apartment project, designed by Studio Johnston, will comprise a mix of one-, two-, and three-bedroom apartments positioned toward the Hunters Hill downsizer market.

“Traditionally it’s been difficult for people in that market to downsize because there just hasn’t been the right product available,” Maroun said.

“We’re targeting buyers who might have 30 to 40 per cent of their house value sitting in the bank after downsizing.

“They still want good spacious entertaining areas, they still want quality design, but they also want flexibility and the ability to enjoy life a bit more after working hard for a long time.”

The project sits near Boronia Park and within close proximity to the Parramatta River foreshore, an area Maroun says offers more of a Hunters Hill lifestyle than a traditional apartment precinct.

“From a lifestyle perspective, it’s really more Hunters Hill than Gladesville,” Maroun said. “You’re close to the foreshore, close to parklands, and still connected back into the village precinct.”

From level four and above, apartments will capture water views&nbsp;toward Sydney Harbour. Communal amenity will include rooftop entertaining areas, wellness spaces, and a gym tailored toward owner-occupier buyers.

“We’ve really designed these apartments around that buyer coming from the Hunters Hill LGA and what they’re actually looking for in their next chapter.”

The proposed development has also been designed to respond to the changing character of the broader Gladesville town centre, where a growing number of mixed-use and residential proposals are expected to emerge over the coming years.

“Gladesville presented a rare opportunity to deliver a genuinely design-led residential project within an evolving lifestyle precinct, just moments from the growing Gladesville town centre, and we’ve approached the project with a strong focus on architecture, liveability and long-term community value,” Maroun said.

Maroun said Lanevick saw a first-mover advantage within the precinct as planning controls continue to evolve to accommodate greater housing density.

“We think there’s a real opportunity there that hasn’t really been serviced properly yet,” he said.

“There’s going to be a broader evolution of the whole Gladesville village precinct over time, particularly with more activation and mixed-use outcomes.”

The Venus Street proposal will include a commercial and retail component at ground level designed to contribute to that evolving streetscape activation.

“A big part of the thinking was how do you activate that area properly and create more vibrancy and amenity, which is what Hunters Hill has been looking for,” Maroun said.

Lanevick’s focus since 2020 has largely been on smaller-scale luxury townhouse and terrace developments. The developer recently completed Royale Randwick, also designed by Studio Johnston, where prices reached $3.65 million. The project was featured in the UDIA NSW 2026 Professional Development Prospectus and was also named a finalist for Development of the Year.

&nbsp;

Lanevick to cater for Hunters Hill downsizers with new Gladesville apartment development

Property developer One Living, backed by former Macquarie banker turned investment manager Chris Green’s investment firm, has unveiled plans to bring more institutional capital into housing to help address the national supply crisis.

The New York-based investor has focused his firm, GreenPoint Partners, on addressing the supply shortage hitting middle market housing in Australia.

It is backing the new One Living business to develop more than 1000 units along the eastern seaboard. The new firm is starting with a development on Mona Vale Road, on the border of Mona Vale and Pymble, in Sydney’s Northern Beaches, with around 140 apartments planned. They are eyeing off more sites across the city.

With cost pressures rising in the industry, One Living’s model is to be a vertically integrated developer-builder, so it can respond directly to the housing gap by removing the cost inefficiencies embedded in traditional residential delivery.

“We are building a platform designed to operate at scale and starting in a market where there’s a clear need for quality, attainable housing,” One Living joint managing director Joseph Scuderi said.

“It’s that missing middle – it’s that attainable end of housing… that’s what most Australians invest into and what Australians can actually afford.”

<img alt="Mona Vale" data-entity-type="file" data-entity-uuid="798dfa93-4941-4db6-a696-31e9dc18e81c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%202.31.50%E2%80%AFPM.png?VersionId=mKBqi5C_DmeiXS.AtJkcR8LQIxqCqmFi" />

GreenPoint Partners brings years of experience assembling and scaling real estate operating businesses across major markets. And Green sees a big opportunity in Australia.

“For its size, sophistication and importance to the community, Australia’s living sector has remained largely under-institutionalised, which represents significant opportunity,” Green said. “GreenPoint identified that gap, assembled the right team, and is backing One Living to build a platform that is aligned to market needs.”

Green said being a builder-developer would give the company the capacity and flexibility it required to deliver reasonably-priced homes.

“We want it to be at that attainable level; not super high end luxury but at that attainable level,” he said.

<img alt="Mona Vale" data-entity-type="file" data-entity-uuid="74a5344a-4b26-4d4a-ada3-056b1220be77" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%202.32.15%E2%80%AFPM.png?VersionId=vY8hXHO4reBMdO8ZXMWCNtGZJofUPQ3j" />

&nbsp;

One Living will undertake a component of affordable housing in its schemes, which it will own and operate, and it could also run build-to-rent on some sites.

Green praised local policy settings.

“The NSW government is being very supportive, strategic and pragmatic in terms of how do we generate more supply of housing,” he said. “We think it’s actually positive for development and the bit that’s been lacking at that attainable level is that it’s lots of relatively small private developers, whereas we want to create an institutional platform.”

One Living is also&nbsp;looking at high-density projects and could take on more institutional funding in the future.

“The way we will be able to achieve economies of scale is through size,” Green added.

One Living enters Sydney's new apartment market with Northern Beaches site acquisition

It's been several years since there's been an opportunity to buy a brand new townhome in Melbourne's coastal suburb of Mordialloc. Even apartment developments in recent times have been few and far between in the area.

Local developer LDS Property identified the gap in new housing, securing a site on White Street, directly opposite&nbsp;Woodlands Golf Club Mordialloc. They've recently launched&nbsp;<a href="https://www.apartments.com.au/new-townhouses/wm-residences-mordialloc-102-white-street-mordialloc-vic-3195">WM Residences</a>, just 13 townhouses which they have already started building.

Projects by Buxton Director Heath Thompson, who is selling WM Residences, says the townhouses x that perfect middle ground be

"Mordialloc residents have had limited options to downsize within the suburb, often forcing them to look elsewhere despite long-standing ties to the area," Thompson says.

"With very little comparable new supply coming to market, projects like WM Residences are well placed, particularly as buyers look to capitalise on current conditions amid constrained supply."

[smartcode_project:default project_id=134646 project_image_fid=6109]

The development, designed by regarded architecture firm&nbsp;<a href="https://www.apartments.com.au/architects/ewert-leaf">Ewert Leaf</a>,&nbsp;adopts a deliberately restrained architectural approach, focusing on simplicity, durability and liveability rather than overt design gestures.

The boutique scale is central to the offering. With only 13 three-bedroom residences, each home is configured to prioritise functional layouts and everyday use, supported by private terraces and secure two-car garages.

Ewert Leaf’s design response leans into a calm, neutral material palette. Interiors are defined by oak flooring, white walls and soft finishes, creating a consistent and understated backdrop. The approach avoids trend-driven detailing in favour of longevity, with an emphasis on natural light and spatial clarity.

[smartcode_project:default project_id=134646 project_image_fid=6110]

Beyond aesthetics, the homes are designed to meet contemporary performance expectations. Each residence targets a minimum 6-star energy rating, incorporating double glazing, comprehensive insulation and all-electric Bosch appliances.

The project’s location supports a walkable coastal lifestyle, sitting within close proximity to Mordialloc’s foreshore, Main Street retail strip and the train station. Local cafés and dining venues, including Suburbia Deli and Hendriks Café, are within a short walk, reinforcing the area’s established neighbourhood character.

[smartcode_project:default project_id=134646 project_image_fid=6116]

While <a href="https://www.apartments.com.au/developments/mordialloc-vic-3195">Mordialloc</a> is often defined by its beach and pier, the project taps into other areas of day to day living, offering easy access to local food, casual dining and transport, rather than positioning itself purely as a lifestyle retreat.

WM Residences reflects a continued trend across Melbourne’s coastal suburbs towards smaller-scale, design-led townhouse developments, particularly on infill sites where proximity to amenity is already established.

With construction commenced prior to its market entry, the project aligns with a growing preference among buyers for developments with visible progress and defined delivery timeframes.

[smartcode_project_cta:default project_id=134646]

Nicola Trotman

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