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A recent survey by Mortgage Choice found that over 40% of homeowners plan to renovate their home to improve their quality of living.
“While renovations can potentially increase the value of a property, our survey results show that the purpose for many Australians is to improve their lifestyle by customizing their home to suit them,” says Belinda Williamson head of corporate affairs at Mortgage Choice.
The survey revealed that the outdoor entertaining area was among the top three most popular areas to renovate, followed by upgrading the kitchen and bathroom.
Property Observer has compiled a list of the top 10 renovating tips from the many experts.
Top 10 Renovating Tips
1. Chris Gray (Property Empire) Start by choosing the right property, making sure it is an unemotional investment, as opposed to an emotional home purchase.
Are you looking to buy, renovate and sell, or buy, renovate and hold? If you’re selling it’s imperative that there is an immediate and almost guaranteed profit in the deal. If you’re looking to hold, you need to buy the right property that will continue to grow strongly forever. The renovation profit in a hold strategy is more about icing on the cake, maximising your rental return and ensuring you have minimal maintenance to do in the future.
2. Shaynna Blaze (Selling Houses Australia) Assess your lifestyle.
Before working out the design and layout of your home, the first thing for any renovators to ask themselves: how do I like to live? Is your lifestyle casual? Do you like to entertain? Do you hate cleaning or noise? These different lifestyles will not only effect how the layout is but also the surfaces and colours you end up choosing.
3. Nick Tobias (Tobias Partners Architecture) Research your architect.
Establish a shortlist of architects you feel are best equipped in terms of aesthetic and technical prowess. Spend time reviewing the work of different practices, including speaking to past clients. Remember to keep things simple, trends come and go.
4. Andrew Winter (Selling Houses Australia) Put your hard earned cash where it shows.
Make sure you put your hard earned cash where it shows. Quality kitchens and bathrooms will always add value to your home and a smart façade will make your house the envy of your neighbours.
5. Amanda Talbot (Stylist and author) 5% of the value of your house should be in your kitchen
Your kitchen needs a wow factor, including good storage; quality hardware, drawer runners and soft closing draw mechanisms. 5% of the value of your house should be in the kitchen.
6. Cherie Barber (Renovating For Profit) 1% of the value of your house should be spent on your bathroom
Aim to spend between 1% to 1.5% of your current property value on your bathroom renovation. If your property is worth $400,000 you would spend around $4,000 renovating it.
Once you know your budget, allocate your money according to how immediately obvious each component is. If the vanity is the first thing you see when you come through the door, spend more money on a nice vanity, splashback and mirror. Your bathroom is the second most important room in your house, besides your kitchen, in terms of adding real fiscal value.
7. Angus Kell (Archicentre) Go Green
Go green and cash in on the latest change in buying behaviour. Buyers can’t get enough of solar hot water, rainwater tanks and drip-feed irrigation systems
8. Patrick Bright (EPS Property Search) Avoid doing the work yourself to “save money”
A small budget means there is always a temptation to do some or all of the work yourself to save money but DIY renovations can easily backfire. If the quality of workmanship is substandard this will diminish your sale price, possibly eliminating any profit you might have made in much the same way as under-capitalising on a renovation.
9. Lisa Montgomery (Resi Mortgage Corporation) Landscaping is important
The indoor/outdoor room is now a popular part of the Australian lifestyle, so allow for a percentage of your overall budget to be spent on landscaping so you can complement the work you’ve carried out inside the house. Even if your budget is modest, basic greenery and clean, functional outside areas will only improve a property’s appeal.
10. Carolyn Burns-McCrave (House Rules, Burns-McCrave Design) Work from the inside out
A good floor plan is at the heart of a successful design and that each space should be tailored to the people who live there. Burns-McCrave says to work from the inside out; creating spaces that function and flow before thinking about colours and accessories.
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The 10 best DIY renovation tips from the experts

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A three-bedroom residence on 13.45 hectares in Closeburn tops SQM’s most discounted properties for another week.
The Queensland property (pictured below) also includes a workshop, separate office and multi vehicle parking.
<img height="351" width="470" src="/images/stories/2013/06/closeburnjune27one.jpg" alt="closeburnjune27one">
It comes with the potential of being subdivided into four two-hectare allotments.
It was originally listed for $1.45 million and after 672 days on the market, is now listed for $795,000 – a 45% price cut.
Queensland properties continue to dominate SQM’s top 10 most discounted properties list, taking out six spots.
However SQM says these Queensland properties are located in outer areas or on islands and are not necessarily a reflection of the Queensland market.
The property prices are predicted to remain flat in Brisbane for the remainder of the year.
The top ten discounted properties are
 
1.
 
<a target="_blank" href="https://www.realestate.com.au/property-house-qld-closeburn-107603313">34 Seraya Court Closeburn 4520</a>
 
Days on the market: 672
Initial asking price: $1,450,000
Current asking price: $795,000
Reduction: 45%
 
2.
 
<a target="_blank" href="https://www.realestate.com.au/property-other-nsw-londonderry-7296375">9 Hughes Street Londonderry 2753</a>
 
Days on the market: 987
Initial asking price: $2,300,000
Current asking price: $1,290,000
Reduction: 44%
 
3.
 
<a target="_blank" href="https://www.realestate.com.au/property-house-qld-redbank+plains-113103983">1 Barry Drive Redbank Plains 4301</a>
 
Days on the market: 112
Initial asking price: $350,000
Current asking price: $199,000
Reduction: 43%
 
4.
 
<a target="_blank" href="https://www.realestate.com.au/property-house-qld-tangalooma-104624146">7 Cassidae Crescent Tangalooma 4025</a>
 
Days on the market: 1,539
Initial asking price: $1,495,000
Current asking price: $875,000
Reduction: 41%
 
5.
 
<a target="_blank" href="https://www.realestate.com.au/property-house-qld-lamb+island-112206275">4 Edgewater Place Lamb Island 4184</a>
 
Days on the market: 1,050
Initial asking price: $425,000
Current asking price: $249,000
Reduction: 41%
 
6.
 
<a target="_blank" href="https://www.realestate.com.au/property-house-qld-lamb+island-105155213">79 Perulpa Drive Lamb Island 4184</a>
 
Days on the market: 1,036
Initial asking price: $499,000
Current asking price: $298,000
Reduction: 40%
 
7.
 
<a target="_blank" href="https://www.realestate.com.au/property-house-qld-doolandella-112978863">38 Cloverdale Road Doolandella 4077</a>
 
Days on the market: 126
Initial asking price: $1,650,000
Current asking price: $1,000,000
Reduction: 39%
 
8.
 
<a target="_blank" href="https://www.realestate.com.au/property-house-wa-two+rocks-106211228">15 Gretel Two Rocks 6037</a>
Days on the market: 1,267
Initial asking price: $1,100,000
Current asking price: 699,000
Reduction: 36%
 
9.
 
<a target="_blank" href="https://www.realestate.com.au/property-house-tas-spring+beach-106968687">368 Rheban Road Spring Beach 7190</a>
Days on the market: 952
Initial asking price: $760,000
Current asking price: $500,000
Reduction: 34%
 
10.
<a target="_blank" href="https://www.realestate.com.au/property-house-nsw-berowra+waters-106757204">134 Bay Road Berowra Waters 2082</a>
 
Days on the market: 1,029
Initial asking price: $1,199,000
Current asking price $795,000
Reduction 34%
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Some 672 days on the market - and now at a 45% discount - Australia's most discounted offering at Closeburn: SQM

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House Rules New South Wales team Michelle and Steve could potentially pocket an impressive $225,000 if they were to sell their newly renovated Collaroy Plateau home.
The couple paid $650,000 for the termite-infested shack (pictured below) in May last year and have the biggest mortgage on the show, and therefore the biggest prize, of $629,000.
{yoogallery src=[images/stories/2013/06/june12collaroyplateau]}
House Rules asked two local real estate agents to appraise the renovated property (pictured below).
{yoogallery src=[images/stories/2013/06/june26michelleandsteveafter]}
Mark Clarke of Ray White appraised the property at $845,000 to $875,000.
Clarke said by removing the internal walls in the living area, the space flows well from the kitchen to the entertaining deck.
“This open plan has substantially increased the value of the home,” says Clarke.
Nicholas Hayes of Doyle Spillane appraised the property at $830,000 to $850,000.
Hayes agreed that the removal of internal walls has increased the value of the home and has improved its salability by broadening its potential market.
However, Hayes says the use of rich colourings and retro wall furnishings in Jesse’s bedroom could “polarise the market” and is “removed from the general style of the rest of the house.”
The 1950s coastal weatherboard house sits on 860 square metres and features three bedrooms.
Channel Seven declined to reveal the renovation budget for each house.
The median house price in Collaroy Plateau is $875,000, according to <a target="_blank" href="/news">RP Data.</a>
House Rules was again the most watched show around the nation last night, raking in a rating of 1.474 million, according to OzTAM.
It smashed The Block Sky High, which rated 1.191 million.
Viewers witnessed the elimination of Brisbane couple, <a target="_blank" href="https://www.propertyobserver.com.au/news/amy-and-sean-s-house-rules-nundah-home-now-worth-%24500000-plus/2013062462592">Amy and Sean</a>.
Sydney and Melbourne have preferred The Block Sky High since airing began of the two renovation shows, however House Rules attracted more Sydney viewers last night with a rating of 350,000.
For other House Rules stories, <a target="_blank" href="/?option=com_googlesearch_cse&amp;q=house%20rules">click here.</a>
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NSW House Rules couple Michelle and Steve could pocket up to $225,000

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Western Australia has led all Australian states for new residential listings activity over the month to June 23, according to the latest information from RP Data.
Western Australia had a 5.3% rise in new listings activity (seasonally adjusted) over the month. Meanwhile, Tasmania had a 2.4% rise in new listings activity.
Victoria only had a 1.0% rise in new listings activity and New South Wales declined by 0.2%.
Nationally, there was only a 0.2% increase in new listings activity.
<img src="/images/stories/2013/06/rpdatanewlistingsjune25one.jpg" width="470" height="244" alt="rpdatanewlistingsjune25one">
<img src="/images/stories/2013/06/rpdatanewlistingsjune25two.jpg" width="470" height="206" alt="rpdatanewlistingsjune25two">
The RP Data Listings Index provides a lead indicator for the number of residential dwellings that are being prepared for sale across the Australian housing market.
RP Data customers account for over 70% of all listings in the Australian property market.
The index, which tracks the flow of metadata acrossRP Data’s real estate data platform, shows a 75% correlation with the number of new listings about to enter the market.
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Western Australia leads new listings activity: RP Data

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The latest apartment complex to hit North Melbourne is Ryan and Leveson – a mix of North Melbourne’s industrial past and current restoration.
Located on the corner of Ryan and Leveson Street, the complex features a range of 108 apartments across two four-storey buildings.
Developed by PDG, <a target="_blank" href="https://www.ryanandleveson.com.au/">Ryan and Leveson</a> features designs by CJ Koay and Roberto Dreolini of Disegno Australia.
One-bedroom apartment range from 58 square metres to 72 square metres and range and start from $430,000.
Two-bedroom apartments range in size from 70 square metres to 81 square metres and start from $553,000.
Three-bedroom apartments range from 119 square metres to 140 square metres and start from $895,000.
The apartments boast German appliances and German black chrome tap wear throughout.
“Ryan and Leveson is like no other, this will be North Melbourne’s finest development offering a level of quality and finishes that has not been seen at this level before,” says sales manager Mark Giuliano.
Ground level apartments include outdoor terraces with landscaped gardens by Formium landscape architects.
“Green spaces, arrival gardens and green walls are of tremendous ESD value – they add to the cities biodiversity.
“For a resident they enhance the ‘sense of place’ and the ‘sense of identity’, providing places for passive reflection, active social opportunities or simply green leafy outlooks for residence,” says Mark McWha of Formium.
The 2,719-square-metre lot was previously home to motor mechanic Carrera Motors, which has since been demolished.
Ryan and Leveson is currently 40% sold.
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A mix of North Melbourne's industrial past and current restoration at the heart of new apartment development Ryan and Leveson

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House Rules has had a huge victory and trumped not only The Block Sky High last night, but also Nine News and Seven News.
The whole house reveal and first eviction episode of House Rules last night rated 1.54 million nationally, making it the most watched show on television.
The Block Sky High fell into third place with a rating of 1.369 million, the furthest its ever fallen behind House Rules.
The Block’s judging twist, which saw the announcement of the winning team dragged on from Sunday night to last night, failed to compete with its rival House Rules.
The Block contestants were asked to judge each others room for the first time in Block history, with Western Australia couple Matt and Kim taking out their first room win.
House Rules Tasmanian couple Jane and Plinio were the first couple to be evicted last night after the final reveal of the Sydney team Steve and Michelle.
Jane and Plinio were evicted after receiving the lowest score.
Melbourne recorded the highest ratings for both House Rules and The Block, with House Rules rating 449,000 and The Block rating 478,000.
House Rules has been favoured by Western Australian and South Australian audiences to date, but last night Sydney and Melbourne tuned in the most.
Sydney and Melbourne continue to prefer The Block Sky High to other states, with Brisbane, Adelaide and Perth rating higher for House Rules.
You can keep up to date with our House Rules stories <a target="_blank" href="?option=com_googlesearch_cse&amp;q=house%20rules">here.</a>
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House Rules smashes The Block as first couple evicted

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A six-bedroom home in Brighton was the most expensive sale for the week ending June 23, selling at auction for $4,235,000, according to RP Data.
However two sales in Sydney's <a href="https://www.propertyobserver.com.au/trophy-homes/a-%247-million-coogee-oceanfront-the-whisper-quiet-weekend-trophy-home-sale/2013062362573" target="_blank">Coogee</a> and <a href="/news">Freshwater</a> are likely to have exceded the Brighton price, but agents have kept their sale price as withheld. 
The Hanby Street Brighton property (pictured below) features a timber and iron handcrafted entry door, landscaped gardens and poolside alfresco entertaining.
{yoogallery src=[images/stories/2013/06/june25brighton]}
The kitchen boasts travertine marble stone bench tops and a freestanding French lacanche cooker.
A 35-square-metre basement is large enough for six cars and also includes a communications room, gym and a music/games room.
James Buyers Advocate said more than 70 people attended the June 22 auction and it was a bid off between three bidders.
Auctioneer Russell Cambridge called for an opening bid of $4 million, however was met with a $3.8 million offer from bidder one.
The first bidder secured the sale after outbidding the two other bidders.
The 890-square-metre property was listed through <a target="_blank" href="https://www.propertyobserver.com.au/https://www.bigginscott.com.au/property/details/11030">Trudy Biggin of Biggin and Scott</a>.
The most expensive sales:
<a target="_blank" href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/64_hanby_street_brighton_vic_3186/10013116">64 Hanby Street, Brighton, VIC, 3186</a>, six-bedroom house, sold at auction on June 22 by Biggin &amp; Scott Brighton for $4.235 million
<a target="_blank" href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/13_weetawaa_road_northbridge_nsw_2063/5073206">13 Weetawaa Road, Northbridge, NSW, 2063</a>, four-bedroom house, sold prior to auction on June 19 by Richarsdon &amp; Wrench Northbridge for $3.75 million 
<a target="_blank" href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/12_wimba_avenue_kew_vic_3101/11358705">12 Wimba Avenue, Kew, VIC, 3101</a>, four-bedroom house, sold at auction on June 22 by Jellis Craig Real Estate Hawthorn for $3.12 million
<a target="_blank" href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/21_gardiner_road_hawthorn_vic_3122/11189410">21 Gardiner Road, Hawthorn, VIC, 3122</a>, four-bedroom house, sold at auction on June 22 by RT Edgar Boroondara for $3.06 million
<a target="_blank" href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/18_hardwicke_street_balwyn_vic_3103/9559410">18 Hardwicke Street, Balwyn, VIC, 3103</a>, four-bedroom house, sold on June 18 by Jellis Craig Hawthorn for $2.95 million
<a target="_blank" href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/115b_military_road_dover_heights_nsw_2030/2121107">115B Military Road, Dover Heights, NSW, 2030</a>, five-bedroom house, sold at auction on June 22 by Sydney Sothebey's International Realty for $2.9 million
<a target="_blank" href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/115_hereford_street_forest_lodge_nsw_2037/2342649">115 Hereford Street, Forest Lodge, NSW, 2037</a>, four-bedroom house, sold at auction on June 22 by McGrath Estate Agents for $2.75 million 
<a target="_blank" href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/50_harcourt_street_hawthorn_east_vic_3123/11199414">50 Harcourt Street, Hawthorn East, VIC, 3123</a>, four-bedroom house, sold at auction on June 22 by Nelson Alexander Fitzroy for $2.7425 million
<a target="_blank" href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/17_george_street_east_melbourne_vic_3002/10874330">17 George Street, East Melbourne, VIC, 3002</a>, four-bedroom house, sold at auction on June 22 by Marshall White Real Estate Armadale for $2.72 million
<a target="_blank" href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/27_chelsea_street_redfern_nsw_2016/5798186">27 Chelsea Street, Redfern, NSW, 2016</a>, four-bedroom house, sold on June 20 by BresicWhitney Estate Agents Darlinghurst for $2.58 million
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Six-bedroom Brighton trophy home the week's most expensive sale

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The auction market remains strong however has dropped slightly this week with 1,507 auctions scheduled across the capital cities, according to RP Data.
As we enter further into the colder months, scheduled auction volumes are dropping off with a revised figure of 1,626 auctions last week, down from a revised figure of 1,773 the previous week.
However the clearance rate increased from 63.3% the previous week to 67% last week.
At the same time last year the clearance rate was substantially lower at 51.7% and auction volumes were also lower at 1,332.
The clearance rate in Melbourne increased last week to 69.3% from 67.2% the previous week.
However auction volumes were slightly lower, with a revised figure of 807 auctions last week, down from 868 auctions the previous week.
Melbourne has 694 auctions scheduled this week.
Sydney also has fewer auctions scheduled this week with 567.
Sydney held a revised figure of 582 auctions last week, up slightly from the previous week of 575 auctions.
Sydney’s clearance rate decreased last week to 72.5%, down from 73.6% the previous week.
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Auction market remains strong but colder weather sees fewer listings

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Designed by architect Alex Popov, a Castlecrag home sold at its recent auction for $5.1 million. 
The property was listed with a $4.5 million plus price guide.
Located on Linden Way, the four-bedroom home boasts 180-degree views of the lower North Shore of Sydney.
Hidden behind sandstone walls and established gardens, the home features six metre high ceilings, a private north facing courtyard, custom designed fishpond and a heated lap pool.
The kitchen features twin Quarella stone bench tops and Viking Professional and Miele appliances.
Also included is a wine cellar with a capacity of 3,200 bottles and a French made Cheminees Philippe fireplace.
The original home on the property was demolished after being purchased in 1998 for $1,435,000.
Mark O’Brien of <a href="https://www.randw.com.au/879669/" target="_blank">Richardson and Wrench Castlecrag and Northbridge had the listing.</a>
Title Tattle recently <a href="/news">reported </a>on the impressive auction result of another Alex-Popov designed home in Castlecrag that secured $5.9 million.
Event planner David Grant had hoped for $4.5 million plus.
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Another Alex Popov-designed trophy home sells in Castlecrag

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Channel 7 House Rules Queensland couple Amy and Sean could pocket a potential $165,000 profit if they were to sell their newly renovated Nundah home.
The couple (pictured below) purchased the 1960s three-bedroom home (pictured above pre-renovation) for $365,000 in June last year.
<img src="/images/stories/2013/06/amyandsean.png" width="470" height="263" alt="amyandsean">
They have the smallest mortgage on the show of just $300,000.
The Channel 7 renovation show asked two local real estate agents to appraise the Queensland home.
Clint Devereaux of First National Real Estate appraised the newly renovated property (pictured below) to now be worth $510,000 to $520,000.
{yoogallery src=[images/stories/2013/06/june25amyandseanafter]}
Devereaux says the kitchen has added the most value to the home, having been transformed into an eat-in kitchen.
However, Devereaux says the bathroom is “saturated with country cottage elements” and is “lifeless”.
Steve Grimbas of Place Estate Agents appraised the property at $500,000 to $530,000.
Grimbas agreed that the kitchen has added the most value to the home as it ticks all the boxes for today’s buyer.
However, Grimbas says removing the third bedroom and turning it into a study has lowered the full potential of the property.
Grimbas says a three-bedroom home traditionally attracts more enquiries, buyers and a higher price than a two-bedroom with a study.
The median house price in <a target="_blank" href="/news">Nundah</a> is $585,000, according to RP Data.
Property Observer has <a target="_blank" href="https://www.propertyobserver.com.au/news/house-rules-contestant-couples-%24100000-to-%24200000-better-off-after-the-renovations/2013061662093">reported</a> on the new value house appraisals of the Melbourne, South Australia and Tasmania homes.
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Amy and Sean's House Rules Nundah home now worth $500,000 plus

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.

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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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Nicola Trotman

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