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With a huge number of investors active in the Australian property market, John McGrath of McGrath Estate Agents has compiled a list of tips on reorganising debt for investing.
Tip 1: Principal and Interest Loans vs Interest-Only Loans A typical scenario for investors is that they will own their own home, with a mortgage, and will plan to use the equity available to fund or partly-fund an investment purchase.  Most owner-occupiers will have a Principal and Interest loan on their home. P &amp; I loans are excellent for owner-occupiers because your equity increases as you pay off the principal. If you’re going to remain living in your home, staying on a P &amp; I loan is a good idea because the interest is not tax-deductible so that’s the debt you want to pay off first with spare cash. However, the interest on the loan for an investment property is tax deductible, so you might like to take out an interest-only loan on your investment property. Because you don’t pay off any of the principal, the regular repayments are less than a P &amp; I loan. Thus, you have more cash in your pocket, which allows you to borrow more and buy more property!  Tip 2: Freeing up cash flow Freeing up additional cash flow is a priority for most investors. One of the things you could do is convert the home loan on your principal place of residence to interest only as well. This would put more money in your pocket, but the downside is you won’t be paying off any of the principal and the interest remains non-tax deductible. But what if you moved out?  Tip 3: Take advantage of tax deductibles If you moved out of your home and rented it out, while renting somewhere cheaper yourself, you could free up a lot of cash flow. If you converted the loan to interest only, you’d have even more cash available and the interest would be 100% tax deductible too. Plus, you could claim all the expenses of the property, such as strata levies, council rates and water rates, as a tax deduction too. But what about capital gains tax, I hear you say?  Tip 4: Use the six year rule to avoid capital gains tax If you rent out your principal place of residence, the Tax Office will allow you to do this for six years with no exposure to capital gains tax (CGT). You receive all the benefits, such as rental income and deductibility of expenses and loan interest, but you won’t have to pay capital gains tax if you sell it within six years. After six years is up, you can move back in and re-qualify for another six years if you move out again. This is a generous opportunity that could save you thousands in capital gains tax if you ever decide to sell the asset. (Click here to read more about the six year rule.) Tip 5: Variable vs Fixed Rate Loans Finally, a word on fixed and variable rates. Fixed rates give you peace of mind but little flexibility. But today’s fixed rates are extremely attractive and well below variable rates, so it might be worth considering locking in below 5% for a couple of years while you’re getting used to having not only a home loan but also an investment loan to manage too.  McGrath advises as each situation may differ, it is best to discuss individual circumstances with financial advisors.
McGrath's tips were published on the financial planning website <a target="_blank" href="https://www.switzer.com.au/the-experts/john-mcgrath-property-expert/re-organising-your-debt-to-invest/">Switzer.</a>
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John McGrath's 5 tips for reorganising your debt to invest

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Clothing designer Rhona Betts has listed her five-bedroom country-style homestead on the Mornington Peninsula for $3.2 million.
Located on Browns Road in Main Ridge, Patterdale was purchased in 2005 for $1.48 million and has since been renovated and modernised.
The home features a covered deck that leads to a swimming pool, offering views of Bass Strait and The Heads.
Sitting on a comfortable 3.11 hectares, the property also includes a veggie garden, orchard and a dam.
It is listed for private sale though Prue McLaughlin of <a href="https://www.kayburton.com.au/property/26-browns-road-main-ridge" target="_blank">Kay and Burton</a>.
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Mornington Peninsula trophy homestead listed

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Carlton Football Club vice-president Richard Newton and his wife are selling their five-bedroom apartment on St Kilda Road for $9 million.
Only moments from the Melbourne CBD, the 15th floor 600-square-metre apartment boasts 270-degree views of the city to the bay.
The property features two living areas, two marbled kitchens with Gaggenau appliances and four bathrooms.
The couple purchased the property around three and a half years ago and are looking to downsize as the last of their children have moved out.
The original layout comprised of three apartments but was redesigned to make a sky high home with front and back enclosed balconies.
The apartment has access to the communal gym, sauna and swimming pool.
The St Kilda Road home is listed through Andrew Baines and Jane Galatea of <a target="_blank" href="https://www.kayburton.com.au/property/1501-505-st-kilda-road-melbourne">Kay and Burton</a>.
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Carlton vice president Richard Newton's St Kilda Road trophy pad listed

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Surfboard manufacturer Barry Bennett of Bennett Surfboards has listed his Bower Street mansion with an $8.75 million price guide.
Situated on 1,120 square metres, the Manly property is only metres from Shelly Beach and features private lawns with a pool and spa.
The home includes four bedrooms, three bathrooms, an Italian marble kitchen and a pavilion with a barbeque and wet bar.
The Rob Harrington and Associates-designed home also boasts heated limestone flooring and travertine terraces and bathrooms.
The property is part of the Bower Street leasehold title, owned by the Roman Catholic Church.
Listing agent Jake Rowe of McGrath Estate Agents says Bower Street properties are generally on a 17-year leasehold period, however the Bennett house has a lease until 2044 with an extension until 2061.
Property owners on Bower Street pay the Catholic Church 20% of their properties improved freehold value every 17 years, or every time their lease rolls over.
“Manly has very limited supply of houses on large blocks, so buyers generally come to Bower Street,” says Rowe.
Rowe says vendors generally sell their home 20% to 30% below freehold value due to the leasehold title.
Rowe sold another <a target="_blank" href="https://www.propertyobserver.com.au/https://www.mcgrath.com.au/buy/house-manly-nsw-2095/126214">four-bedroom property</a> on Bower Street earlier this year for $7 million plus.
Bennett's home is listed through Jake Rowe and Nathan Tse of <a target="_blank" href="https://www.propertyobserver.com.au/https://www.mcgrath.com.au/buy/house-manly-nsw-2095/182687">McGrath Estate Agents.</a>
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Surfboard manufacturer Barry Bennett lists Bower Street mansion for $8.75 million

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In this week’s Purchase or Pass, Chris Gray is joined by Stuart Waugh from Bell Partners to analyse a potential investment purchase by comparing it to a neighbouring property that sold the month before.
It’s a <a target="_blank" href="https://www.domain.com.au/Property/?adid=2010283176">two-bedroom unit with parking</a>, 7.4 kilometres from the Sydney CBD and under 500 metres to the beach. It has fantastic views of the beach and ocean and as it faces north, would be sunny and light throughout the day. The unit next door sold for $921,000 in May this year, and has been converted into a three-bedroom unit. The view isn’t as good as this unit we’re considering, and it rented for a reported $950 a week, equaling a 5.4% rental yield.
{qtube vid:=rbilK5nc_zM&amp;feature=youtu.be}
Chris Gray: So I guess the first question Stuart is, should people looking for investments be comparing it to ones next door? Is that a good way to value a unit?
 
Stuart Waugh: It is. You do with most assets these days, you purchase it based on other surrounding assets of similar size. Basically, in regard to a property, you do usually compare it to a property close by.
Chris Gray: This is absolutely perfect as it’s next door so it’s really comparable, and also because its been converted. So a lot of people think how do I know if I’m making money on a renovation? Well, just go and compare it to ones that have actually been renovated to see exactly roughly what it’s worth.
Stuart Waugh: That’s exactly right. We’re living in a world these days where everybody says do it yourself, do renovations yourself, try and upgrade the property yourself. So if you can try and see what people have made by doing it themselves, then you can actually take advantage of that yourself.
Chris Gray: So just looking at some basic units, if you looked at $950,000 for a two-bedder, cost maybe $80,000 to renovate, so probably about $1,030,000 you would have paid for three beds. If the other one is renting for $950 and this has better views, then maybe about $1,000 a week or so.
Stuart Waugh: And that’s real. People who are buying these sorts of properties aren’t really looking for it as far as yielding; they’re more looking at it for growth, therefore making capital gain at the end. So we’re not talking about every kind of purchaser here, we’re talking about people that can perhaps have negative gear for a little while and look for the gain at the end.
Chris Gray: So my main worry of this one was a $921,000 for a three bedder getting $950 a week, or now paying $1,030,000 and then maybe getting $1,000 a week. Just hitting over that $1,000,000 mark, that was the thing for me that I wasn’t sure if it was getting a bit expensive. What are your thoughts?
Stuart Waugh: I’m not overly phased by the price as far as being maybe $20,000 or $30,000 more than I thought it was actually going to be purchased for. But in this market where the interest rates are so low and in a market where you’re going to hold this property for a long time, that purchase price isn’t really going to be that significant, as long as you hold it for a long time and ready for the gain at the end.
Chris Gray: Because again you were saying before, a client’s fixed for three years, at how much was it?
Stuart Waugh: At 4.92%. So 4.92% fixed rate for three years is a good rate.
Chris Gray: So certainly if you’re going to maybe over extend or buy something slightly more expensive is maybe that’s a good reason to then fix, at least you know things are capped out for a few years.
Stuart Waugh: I agree, and if you’re buying a property for $950,000 or buying a property for a million bucks, when you apply the interest rate and make your monthly repayments, it’s really not a large difference at all.
Chris Gray: So purchase or pass for you?
Stuart Waugh: I say purchase.
Chris Gray: Ok. Well for me it’s very easy to fall into an emotional purchase when you see a view that good. However, when you analyse the numbers and look at neighbouring properties, sometimes you get a different decision. So for me this one, I’m going to go the other way and pass as it’s over $1,000,000.
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Purchase or Pass? Analysing a potential Bondi Beach investment by comparing it to recent sale of the neighbouring property

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Car dealer Anthony Smith is selling his Templestowe property – Notre Maison – to move closer to his Mornington Peninsula dealerships.
It has been listed with a $4 million-plus price tag.
The six-bedroom, six-bathroom home is positioned on Templestowe’s Golden Mile on Serpells Road.
The French-inspired property boasts polished marble and English oak floors, ornate ceilings and glass features.
The rear yard includes a tennis court, pool house and gym.
Smith has purchased a semi-rural peninsula property closer to his Mornington and Rosebud Toyota.
“In my long career selling prestige property throughout Manningham, I have yet to see a property that comes anywhere near rivaling the lavish quality on offer in this home,” says listing agent Chris Savvides from Jellis Craig Doncaster.
The 4,049-square-metre property is listed for expression of interest through Chris Savvides of  <a target="_blank" href="https://www.jelliscraig.com.au/property/TEMPLESTOWE-161-163-Serpells-Road/5338897/#.Ubq5XOBAt6o">Jellis Craig Doncaster.</a>
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Car dealer Anthony Smith lists his Templestowe trophy home for $4 million-plus

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A two-bedroom converted-warehouse-apartment in Chippendale is on the market with a $650,000-plus price guide.
The Shepherd Street apartment includes industrial features such as exposed brick and beams, concrete floors and three-metre high ceilings.
The 1910 property is in a block of 14 and has use of a large shared rooftop.
The apartment last sold in 2004 for $475,000.
The block's last sale was a 78 square metre apartment for $650,000 in early 2012.
Two-bedroom apartments in the complex are currently rented out for $750 and $800 per week, offering a potential rental yield of around 6.2%.
The property will go under the hammer on July 6 through <a href="https://www.propertyobserver.com.au/https://www.bresicwhitney.com.au/#!/buy/7323" target="_blank">Nicholas Gill and Ivan Bresic of Bresicwhitney Estate Agents.</a>
The median unit price in <a href="/news">Chippendale</a> is $524,000, according to RP Data.
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Converted 1910 warehouse apartment in Chippendale Mews listed

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Footscray is ripe with developments in the pipeline, including a residential apartment complex on the existing Footscray plaza building – No 18 Albert.
After a successful launch of stage one proving to be a complete sell out, stage two of No 18 Albert has officially launched with 100 apartments up for grabs.
The Banco Group development is sited above a revamped Coles and Kmart at 18 Albert Street Footscray and will feature a total of 234 apartments across five levels once completed.
One-bedroom apartments range in size from 55 square metres to 56 square metres and range in price from $340,000 to $405,000.
Two-bedroom apartments range in size from 67 square metres to 90 square metres and range in price from $465,000 to $500,000.
“While stage one of No 18 Albert captured the western urban landscape, strong demand is expected for stage two, with many of the apartments having uninterrupted views to Melbourne’s CBD or a tranquil landscaped garden aspect,” says Andrew Barbone of Banco Group.
Apartments will boast stone kitchen bench tops, European appliances a secure car park and private terraces.
“Our early start on No 18 Albert can be read as a sign of the momentum in Footscray and the anticipated continued enthusiasms for considered, architect-designed, contemporary and spacious apartments that offer quality at an affordable price tag.
“Footscray offers the opportunity for capital growth in a suburb that’s in the early stages of gentrification and is the subject of significant visible public and private investment,” says Barbone.
Director of JAM Architects Chris Manton says the existing Footscray Plaza building has been re-worked into what will be the new centre of Footscray.
“The façade has been designed to be a dynamic arrangement of balconies, screens and panels, presenting life and movement to the street,” says Manton.
The development is due for completion in September 2014.
The median unit price in <a target="_blank" href="/news">Footscray</a> is $360,000 and the median gross rental yield is 4.3%, according to RP Data.
Property Observer recently <a href="https://www.propertyobserver.com.au/victoria/melbourne-property-market-a-buyers-market-footscray-west-footscray-maidstone-herron-todd-white/2013061761944" target="_blank">reported</a> on Herron Todd White’s Melbourne month in review, with the valuers giving the thumbs up to the market in Footscray, West Footscray and Maidstone.
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No 18 Albert in Footscray releases stage two of apartment complex after stage one sells out

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The residential market in Sale and Traralgon is slow to stable with minimal movement in prices, according to property valuers Herron Todd White.
The valuers say for the best four to six year medium growth, the average buyer would be looking at the $200,000 to $400,000 price bracket.
The lower end of house prices, $200,000 and under, has slowed due to the removal of the first home buyers grant.
The valuers say the top end, $500,000 plus, is seeing vendors getting hurt due to over capitalising causing a sale loss, however a property in a strong location has the best chance of growth in this price range.
Herron Todd White say there has been an increase in renovations and extensions among home owners due to the high cost of land prices and building costs.
Home owners are staying put for a short term and then make a profit in the four to six year period.
The valuers say another option to consider  is the established home at the top end.
"With the high building costs, an established house at the top end may see growth in that four to six year period and I can’t see building costs coming down too quickly."
The valuers say a 1980s brick house in a good location is approximately $250,000.
They say this property should be renovated and the home owner shouldn't sell until five years later.
The valuers say buying an established property is a lot cheaper than building a new propert.
" A $400,000, five to 10 year old family home, with all improvements complete, is no cost to you.
"It is a lot more expensive to build, considering when land is $200,000, a new house is $250,000, suddenly you are at $450,000 and you don’t have concrete driveway, landscaping, shedding, fencing, paving?
"Yet the house which is 10 years old has all these and is probably in just as good a location."
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Gippsland opting for renovations and extensions due to high land prices and building costs: Herron Todd White

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Agents in the Gold Coast area are reporting of a lack of stock and some drop off in sales volumes compared to the previous quarter of 2013, according to Herron Todd White.
The valuers say buyer’s wish lists appear to be inclusive of good condition, nothing to do and cheap.
"Some firming of the market bottom was evident, with the odd very cheap sale occurring, one can only surmise there was an element of a forced sale in these instances.
"Generally the market has more confidence, especially for well located prime properties.
"On Isle of Capri there were three waterfront houses that sold during 2012 in the mid $600,000’s - but agents are reporting that those days are gone."
Herron Todd white says it's still possible to get entry level waterfront properties in Broadbeach Waters for $500,000, but it will be a smaller block with a very narrow canal.
The valuers say there has been some improvement in the unit market for beachfront localities, particularly Surfers Paradise, Main Beach, Broadbeach and Nerang.
However these areas are still very price sensitive, and may be a result of increased investor confidence.
The valuers say agents have reported that investors have been more active.
"The average buyer still wants a bargain in good condition.
"The best chance of growth is for well located properties within one to 1.5 kilometress of the beach."
The valuers first pick is Broadbeach Waters, followed by Mermaid Beach and Burleigh Waters.
The valuers say the gap between waterfront properties and dry block properties is closer than ever before, indicating waterfront properties may be due for a rise soon.
A 1980s single level brick home with four bedrooms and two bathrooms on a 638-square-metre rear canal allotment passed in at auction, receiving a top bid of $460,000.
"In beachside locations, currently “cheap” units with low body corporate fees would appear to be a good buy.
"In the highrise market, units with a good ocean view would appear to have growth potential.
"However the market is soft and appears to still be driven by investors who are shy of high body corporate fees."
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Gold Coast buyers want good condition, nothing to do and cheap property: Herron Todd White

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.

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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."

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Equitifund isn't just commenting on Melbourne's property market, it's investing in it.

The Sydney-headquartered capital partner has taken over the remaining apartments at <a href="https://www.apartments.com.au/buildings/victoriana-melbourne-20-queens-road-melbourne-vic-3004">Victoriana</a>, the recently completed glass-encased development opposite Albert Park Lake in Melbourne's tightly held St Kilda Road precinct.

Designed by <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> and built by <a href="https://www.apartments.com.au/builders/hickory">Hickory</a>, Victoriana places residents between one of Melbourne's most recognised parklands and the CBD, offering oversized two and three-bedroom apartments aimed at owner-occupiers seeking a genuine alternative to a traditional family home.

The development comprises 232 completed residences alongside a suite of resident amenities, including a 25-metre indoor swimming pool, gymnasium, landscaped entertaining areas, resident lounges, EV charging, secure basement parking and a concierge-style arrival experience.

[smartcode_project:default project_id=1979 project_image_fid=363229]

The apartments have been designed with owner-occupiers firmly in mind.&nbsp;Open-plan living and dining areas flow onto generous balconies framing views across Albert Park Lake, Fawkner Park, the Royal Botanic Gardens and the Melbourne skyline.

Kitchens feature Gaggenau appliances, stone benchtops and generous preparation space. Bedrooms include built-in robes, while bathrooms feature full-height textured tiling. Hardwood flooring and ducted air conditioning complete residences designed for long-term living.

Rothelowman's architecture takes its cues from the landscape opposite the site. Sweeping horizontal glazing references the movement of Albert Park Lake, while generous balconies and expansive glazing strengthen the connection between the apartments and the surrounding parklands. The result is a building designed to deliver the scale and amenity expected of luxury apartment living, while offering the larger floorplans increasingly sought by owner-occupiers.

[smartcode_project:default project_id=1979 project_image_fid=363284]

The location is one of Victoriana's defining characteristics. Positioned on Queens Road, residents are directly opposite Albert Park Lake and within easy reach of Fawkner Park, the Royal Botanic Gardens, South Melbourne, St Kilda Road and the CBD. With few comparable development opportunities remaining in the precinct, buyers are increasingly placing value on outlooks that are unlikely to be interrupted by future construction.

Greg Huxley, Founder of Equitifund, believes those qualities become even more valuable over time.

"Premium real estate has always rewarded buyers who take a long-term view," Huxley said.

"Victoriana represents the kind of asset that's increasingly difficult to recreate today, particularly in an established location like Queens Road."

He said rising construction costs are also changing the way buyers assess completed developments.

"When you combine an irreplaceable location with thoughtful architecture and premium finishes, you create something that becomes increasingly difficult to reproduce as construction costs continue to rise."

[smartcode_project:default project_id=1979 project_image_fid=363228]

According to National Sales Director Ben Hamblett, enquiry has been driven largely by Melbourne downsizers and buyers upgrading from smaller apartments.

"Interest in Victoriana continues to build, with strong buyer focus on the larger owner-occupier residences within the development," Hamblett says.

"Enquiry is increasingly driven by local buyers who recognise the rarity of what's on offer: park-facing apartments in an established neighbourhood where new development opportunities are becoming increasingly scarce. At Victoriana, the view is not just a feature; it's an appreciating asset in its own right."

He said interstate enquiry has also strengthened as buyers reassess Melbourne's position within the national property cycle.

"Melbourne currently stands as the most compelling entry point of any major Australian capital, and discerning buyers are beginning to recognise what those who move early always understand: the best opportunities are taken before the price rise confirms them."

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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."

[smartcode_project:default project_id=150713 project_image_fid=373827]

Developers are already positioning themselves ahead of that window.

Following the success of Monarch at Toowong, Consolidated Properties is preparing to launch two new Brisbane apartment projects in the second half of 2026. They include <a href="https://www.apartments.com.au/new-apartments/gloriette-30-bedivere-street-yeerongpilly-qld-4105">Gloriette</a> at Yeerongpilly Green, a 25-storey tower within one of Brisbane's key Olympic precincts, and <a href="https://www.apartments.com.au/new-apartments/castile-47-skyring-terrace-newstead-qld-4006">Castile</a>, a recently approved 25-storey riverfront development at 47 Skyring Terrace in Newstead.

Hutchinson Builders will deliver both projects, with early works already underway at Yeerongpilly and Newstead expected to commence later this year.

The timing comes as Brisbane's fundamentals continue to strengthen, with strong interstate migration, population growth and vacancy rates remaining below 1.5 per cent.

Colliers Queensland researcher Pragya Sharma said Greater Brisbane is forecast to require around 40,000 new apartments between 2021 and 2031.

"There's a real mismatch emerging between when housing is needed and when it will be feasible to build," Sharma said.

"As a result, the period leading up to 2027 presents a key window of opportunity for developers to secure approvals, funding and construction capacity, while buyers will have greater choice before supply constraints intensify."

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

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

It's taken less than nine months for developer Sherpa Property Group to sell out all 51 apartments in its <a href="https://www.apartments.com.au/new-apartments/flourish-oasis-palm-beach-7-9-sixth-avenue-palm-beach-qld-4221">Flourish Oasis</a> development in <a href="https://www.apartments.com.au/developments/palm-beach-qld-4221">Palm Beach</a>, over a year before its anticipated completion.

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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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