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Professional golfer Stuart Appleby has listed his home away from home in Brighton East.
The four-bedroom property (pictured below) backs onto the Brighton Golf Course and is expected to secure over $2 million.
{yoogallery src=[images/stories/2013/05/may17appleby]}
Appleby bought the double-storey home in 2007 for about $2.2 million.
The kitchen features Ilve appliances and a butler's pantry, while upstairs has a limestone and marble bathroom.
Situated on 370 square metres, the property boasts an outdoor alfresco domain and solar heated swimming pool.
Appleby and his wife Ashley are selling the home as they no longer have any use for it, due to the US and Australian tour dates clashing.
The couple and their four children are based in Orlando, Florida, but Appleby was born in northern Victoria.
The couple previously had a Hampton townhouse in May Street which was bought in 2004 for around $740,000, before moving into the Brighton East home.
Appleby has nine PGA tour wins under his belt.
The property is listed through Paul Castran of Castran Gilbert for a June 15 auction.
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ntrotman-Et3xWpamVh

Stuart Appleby lists Brighton East home away from home

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Award-winning interior designer Scott Walker of HASSELL will do a meet and greet this Saturday, May 18, 2013 in South Yarra.
HASSELL is responsible for the design of South Yarra’s Yarra House, a 25-level complex featuring 114 apartments.
Walker will be at shop 4 Yarra Lane, South Yarra on May 11 from 12pm to 2pm.
Located on Yarra Street, <a target="_blank" rel="nofollow" href="https://yarrahouse.com/" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Yarra House</a> is developed by Michael L Yates &amp; Co and features 38 one-bedroom apartments and 76 two-bedroom apartments.
<img alt="yarrahousemay10one" src="/images/stories/2013/05/yarrahousemay10one.jpg" width="470" height="247">
Buyers have the choice to acquire two apartments on the same floor and turn them into a three-bedroom, two-bathroom apartment ranging in size from 142 square metres to 148 square metres.
One-bedroom apartments start from $495,000 and have an internal area of 47 square metres.
Two-bedroom apartments start from $595,000 and range in size from 57 square metres to 91 square metres.
Three-bedroom apartments start from $1,595,000.
Yarra House will be designed by Bird de la Coeur Architects and feature a rooftop deck with a pool, gym and steam room.
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Meet and greet in South Yarra with Yarra House interior designer Scott Walker

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The rate of vendor discounting for houses in Melbourne rose to 8.7% over the week to May 12, up from 8% the week prior.
Conversely, the rate of vendor discounting for houses in Sydney dropped from 6.9% to 6.7% over the week, and in Brisbane the rate dropped from 8.7% to 7.6%.
<img alt="rpdatadiscountingmay13one" src="/images/stories/2013/05/rpdatadiscountingmay13one.gif" width="470" height="318">
<img alt="rpdatadiscountingmay13two" src="/images/stories/2013/05/rpdatadiscountingmay13two.gif" width="470" height="335">
The rate of vendor discounting is the average percentage difference between the original listing price and the final selling price.
The statistics are calculated across results received by RP Data overthe past week and include properties transacted over the past four weeks.
The data is based on private treaty sales only and records without a valid sale price havebeen excluded from the vendor discount analysis.
The analysis also excludes results where there are less than 10 observations.
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Vendor discounting climbs slightly in Melbourne: RP Data

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A 1917 bungalow-style home in the iconic suburb of Haberfield has been sold for in excess of $2.2 million.
Known as Gilgunyah, the property located on Boomerang Street features four bedrooms and two bathrooms, with the heritage-style main bathroom featuring a clawfoot bath.
Sitting on a 1,100-square-metre allotment, the property boasts landscaped gardens with a pool and a dining terrace with a pizza oven.
The home last sold in 1996 for $530,000.
Robert Clarke and Christian Ziade of <a target="_blank" href="https://www.belleproperty.com/9P2782">Belle Property Annandale</a> secured the sale, but have withheld the price.
Haberfield – also known as the Federation suburb – was acquired by Richard Stanton, the co-founder of the Town Planning Institute and the Real Estate Institute, in 1901.
John Spencer-Stansfield individually designed properties in the model suburb, which was completed in the 1930s.
Stanton’s suburb included house types from the earlier Queen Ann style, arts and crafts style and early inter-war bungalow styles.
Boomerang Street was one of the earliest streets in the suburb and was named in 1855.
The majority of houses in Haberfield are protected under a heritage order.
A circa 1919 four-bedroom, two-bathroom home on Walker Avenue is listed for $2.25 million plus.
The home has been extensively renovated but still retains period features such as high ornate ceilings, period fireplaces and leadlight windows.
The home is <a href="https://haberfield.ljhooker.com.au/4TPGHE" target="_blank">listed</a> with Peter Sotiropoulos of LJ Hooker Haberfield.
A three-bedroom, one-bathroom home on approximately 1,100 square metres is also <a href="https://haberfield.ljhooker.com.au/4YFGHE" target="_blank">listed</a> through Sotiropoulos and is listed for $2.6 million.
The freestanding residence on Hawthorne Parade offers room for improvement and comes with a tennis court and an oasis-like swimming pool.
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1917 Gilgunyah bungalow in Haberfield secures $2.2 million-plus

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In this week’s Purchase or Pass, Chris Gray is joined by Arthur Charlaftis from realestate.com.au to check out a potential property that has some issues with the strata that could either add or detract from the property's investment potential.
It’s a two-bedroom unit in a small block of nine, 13.2kms from the Sydney city and literally a couple of hundred metres from the local amenities. It has a large lounge and dining area that opens to a big balcony with water glimpses. It has an oversized study, which could potentially be converted into a third bedroom, which would increase the rent return. There’s been some water penetration to the rear balconies and an issue with a retaining wall. Strata levies are increasing by $500 per quarter for the next two years, and there’s a special levy due of $60,000 split over the nine units with some costs yet to be determined.
 {qtube vid:=Ew4ZX2A0Quk&amp;feature=youtu.be}
Chris Gray: To start with, roughly does it tick all the boxes?
Arthur Charlaftis: It does, I think the location is good. As you indicated it’s a small block of nine, which I think is great. It looks pretty light filled in terms of accommodation, and I think the other thing is the office can be converted to a bedroom.
Chris Gray: That’s always a massive bonus isn’t it?
Arthur Charlaftis: It is, because that will drive both value and rent up.
Chris Gray: So it obviously really comes down to the strata issues, which is why we’re really talking about it. What are your thoughts on whether people kind of jump in and say that’s a great opportunity or what the hell am I up for?
Arthur Charlaftis: I think you get two schools of thoughts here. You’ve got the unknown, and I think not all the costs have been established yet in terms of what they’ll be. So I think it depends on the type of investment it will be, in terms of how confident they are. What are your thoughts in terms of it being an opportunity?
Chris Gray: We’re just about to pick one up hopefully early next week that’s had some major issues and they’ve got maybe $300,000 or $400,000 in the strata. But I think to the average person it is pretty tough, especially that unknown bit. Sure, if you’ve got some costs and they’ve gone out to tender and you know exactly what you’re in for, but again, for first home buyers it can be tough because you’re trying to save for a deposit, the banks aren’t going to lend you money for special money, so that’s extra cash you have to come up with.
Arthur Charlaftis: Right, so for an experienced buyer though do you think knowing and being able to have some cash?
Chris Gray: It can be a great thing because suddenly it puts off the average person, and so if you have reasonably deep pockets and you think, I mean, I always think of strata fees, either you’re looking after a building, so you’re going to look after your investment, because it will cost twice as much if you don’t deal with it. Or you’re doing it to actually improve the building, which is a great thing because you put in $50,000 or $10,000 and it goes up by $20,000 or $70,000.
Arthur Charlarftis: So I guess the other positive thing is actually doing something about some of the damages there.
Chris Gray: Yeah, because there’s nothing worse than all these stratas because the downside about strata, trying to get two of your mates to agree on something is hard enough, let alone if you have 10 people in the strata or 100 people in the strata. So that’s the big thing, at least they’re doing something. So purchase or pass for you?
Arthur Charlarftis: I would pass because of the unknowns.
Chris Gray: I’m not generally that put off by strata issues because I like the fact that they are dealing with the problems but for the average buyer who may not have the experience with those things, and may not have the spare cash, it could be a nightmare from hell waiting to happen. So in this particular case, I’m going to pass on this one.
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Purchase or Pass? Strata issues in Fairlight

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Borrowers should take advantage of the low interest rate environment to ensure they have a competitive mortgage deal and to demand a discount, says RateCity.com.au chief executive Alex Parsons.
“With this week’s cut making it the seventh since November 2011, variable rate borrowers, which are the majority of the home loan market, are paying much more interest compared to the cash rate,” Parsons says.
Parsons says the gap between the benchmark standard variable rate – the average of the major four banks – and the cash rate has almost doubled (88%) over the past decade.
“The benchmark standard variable rate is currently 6.42%.
"While this is the lowest level since December 2009, it is still 3.42 percentage points above the cash rate (excluding the May 25 basis point rate cut) and the biggest spread we’ve ever seen," he says.
“Borrowers may not realise that there are over 100 other lenders outside of the major four banks in RateCity’s database, and many with more competitive deals and lower spreads than the big four banks,” Parsons says.
Parsons says borrows needs to keep a close eye on their lender, compare their home loan to other lenders and make sure they receive the discount they deserve.
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Variable rate borrowers need to look outside the Big Four banks for a competitive mortgage deal: RateCity CEO Alex Parsons

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The most expensive sale for the week ending May 12 was a double-brick Federation classic in Roseville, New South Wales, which sold at auction on May 11 for $3.7 million, according to RP Data.
Located on Bancroft Avenue, the property (pictured below) was listed by Jon Dundas-Smith of <a href="https://www.propertyobserver.com.au/https://www.mcgrath.com.au/buy/house-roseville-nsw-2069/181066" target="_blank">McGrath Estate Agents</a>.
<img alt="bancroftmay15one" height="311" width="470" src="/images/stories/2013/05/bancroftmay15one.jpg">
Situated on a 1,863-square-metre block, the home boasts six bedrooms, two bathrooms and a large wraparound verandah.
However, the tennis court and swimming pool are in need of restoration.
The home last sold in May 2005 for $3.15 million.
Victoria dominated the top 10 list last week, with a total of six properties securing spots.
The top 10 most expensive sales last week 
<a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/19_bancroft_avenue_roseville_nsw_2069/5954824" target="_blank">19 Bancroft Avenue, Roseville, NSW, 2069</a>, six-bedroom house, sold at auction on May 11 by McGrath Estate Agents for $3.7 million
<a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/20_cole_street_brighton_vic_3186/10008471" target="_blank">20 Cole Street, Brighton, VIC, 3186</a>, five-bedroom house, sold at auction on May 11 by Hodges Real Estate Brighton for $3.65 million
<a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/4/54_mont_albert_road_canterbury_vic_3126/10257535" target="_blank">4/54 Mont Albert Road, Canterbury, VIC, 3126</a>, four-bedroom house, sold at auction on May 11 by Kay &amp; Burton Real Estate Hawthorn for $3.25 million
<a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/203_george_street_east_melbourne_vic_3002/10874563" target="_blank">203 George Street, East Melbourne, VIC, 3002</a>, three-bedroom house, sold at auction on May 11 by Nelson Alexander Real Estate Fitzroy for $3.23 million
<a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/13_bower_street_manly_nsw_2095/3972452" target="_blank">13 Bower Street, Manly, NSW, 2095</a>, three-bedroom house, sold prior to auction on May 11 by Elders Manly for $3 million
<a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/1/139_bellevue_road_bellevue_hill_nsw_2023/1367161" target="_blank">139 Bellevue Road, Bellevue Hill, NSW, 2023</a>, six-bedroom house, sold prior to auction on May 11 by BresicWhitney Estate Agents for $3 million
<a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/3_matthews_court_toorak_vic_3142/13586463" target="_blank">3 Matthews Court, Toorak, VIC, 3142</a>, four-bedroom house, sold at auction on May 11 by RT Edgar Toorak for $2.77 million
<a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/2_the_ridge_canterbury_vic_3126/10258783" target="_blank">2 The Ridge, Canterbury, VIC, 3126</a>, four-bedroom house, sold at auction on May 11 by Jellis Craig Real Estate Hawthorn for $2.41 million
<a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/14_ryeburne_avenue_hawthorn_east_vic_3123/11201820" target="_blank">14 Ryeburne Avenue, Hawthorn East, VIC, 3123</a>, four-bedroom house, sold at auction on May 11 by Fletchers Real Estate Hawthorn for $2.4 million
<a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/57_countess_street_mosman_nsw_2088/4482508" target="_blank">57 Countess Street, Mosman, NSW, 2088</a>, five-bedroom house, sold at auction on May 11 by Vernon Partners for $2.221 million
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Double-brick Federation classic last week's most expensive sale: RP Data

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With only 15% of Australians feeling confident about the property purchase process last year, Mortgage Choice has released a list of six manageable steps to successful property ownership.
The first step is to start saving early.
Belinda Williamson of Mortgage Choice says most lenders require a deposit of at least 5% of the property’s value, but bigger is better as is may help you avoid costly lender’s mortgage insurance.
“The discipline of budgeting and saving regularly is also great preparation for managing the ongoing costs of property ownership,” says Williamson.
Secondly, it is important to know your home loan options to set realistic savings targets and timeframes.
Williamson says it is crucial to set aside time with a professional mortgage broker to explore the loan types available to you, including how much you can borrow and the deposit size needed.
Thirdly, you can get ahead by having your finance pre-approved.
Those who have their finance pre-approved may be more attractive to sellers.
“Loan pre-approval lets you head into the purchase process knowing the maximum amount you have to spend on the property,” says Williamson.
Williamson says this gives you confidence to buy at auction or negotiate on price to save you time looking at places that aren’t in your price range.
“Keep in mind pre-approved finance is typically a limited time offer and it does not lock you into a loan,” says Williamson.
It is important to look carefully at the sale contract and to make sure there is enough time for pest and building inspections.
Williamson says to look if the contract includes a cooling off period or is subject to a finance clause.
Williamson says in order to finalise your finance you need to have all of your up-to-date financial details on hand.
This includes verifying your current income, savings and assets as well as liabilities – including any outstanding debts or loans.
“In preparation for unconditional loan approval, your mortgage broker will provide a list of all the documentation you will need to have ready so that the application proceeds as quickly as possibly,” says Williamson.
Lastly, Williamson says to gather useful information about the property before settlement, such as electricity and gas suppliers.
Williamson says to know when the strata and/or council rates are due, if there are any priority repairs or maintenance or any other associated costs.
“There will always be eventualities that can’t be planned for but if property buyers start with the aspects of the property purchase process that are within their control then the sale will typically run smoothly,” says Williamson.
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Six manageable steps to successful property ownership: Mortgage Choice

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A three-bedroom condominium in the world's first Palazzo Versace on the Gold Coast is up for grabs with a price guide above $1.5 million.
Gold Coast couple Rob and Gaye Williams are selling their three-bedroom, two-bathroom condo, which was only used occasionally for holidays.
The property features inlaid marble floors, timber parquetry and Italian art and mosaics adorn the walls.
The property also boasts hand painted finishes by decorating company Artisans, including a gold leaf ceiling.
A lounge – filled with European furniture of rich velvet and silk fabrics – opens up to a terrace with views over the hotel's pool.
The potential buyer will have use of the six star hotel facilities including restaurants, bars and recreational facilities.
Condominium 60 is <a href="https://www.raywhite.com/qld/main-beach/958706/#.UYxWjeBAt6o" target="_blank">listed</a> through Sam Guo and Julia Kuo of Ray White Broadbeach, with EOI closing May 27.
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Gold leaf ceiling comes with Palazzo Versace, Gold Coast condo with $1.5 million hopes

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As we creep closer to winter, slightly fewer auctions are being held every weekend, with 1,398 auctions scheduled across the capital cities this week, according to RP Data. 
This figure is slightly lower than the revised 1,545 auctions that took place last week and the 1,749 auctions that took place the week before.
The clearance rate softened slightly from the previous week of 67.7% to 67.5% last week.
At the same time last year, the clearance rate was much lower at 54.1%.
Melbourne has 682 auctions scheduled for the coming week, slightly less than the revised figure of 784 last week and 822 auctions the previous week.
However, Melbourne’s clearance rate increased to 72.3% last week from 70.4% recorded the previous week.
At the same time last year, Melbourne had 674 auctions and a 58% clearance rate.
Meanwhile, Sydney’s clearance rate fell from 72.7% the previous week to 71% last week.
However, it is the fourth week in a row that Sydney’s auction clearance rate has been recorded above the 70% mark.
Sydney has 467 auctions scheduled for the coming week, slightly fewer than the revised figure of 506 auctions last week and 585 the previous week.
At the same time last year, Sydney has 454 auctions and a clearance rate of 55.5%.
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Auctions continue to dwindle as cooler weather sets in: RP Data

For most new apartment buildings, the Owners Corporation starts life with little more than a bank account and the first quarterly strata levies.

At <a href="https://www.apartments.com.au/buildings/9-gay-street-castle-hill-9-gay-street-castle-hill-nsw-2154">9 Gay Street</a> in <a href="https://www.apartments.com.au/developments/castle-hill-nsw-2154">Castle Hill</a>, it starts with around $7 million in reserve.

It's an unusual legacy of what was once one of Sydney's highest-profile apartment remediation projects. When the development, originally known as Skyview and built by disgraced developer Top Place, came under scrutiny by then NSW Building Commissioner David Chandler, an $11 million remediation bond was negotiated to ensure any building defects could be fully rectified.

The building underwent an 18-month remediation program, during which around $4 million of that bond was spent bringing the building up to the standard it should have been in from the outset.

After extensive inspections, all active rectification orders have been lifted. What's more, around $7.2 million remains secured for the Owners Corporation for the next 15 years.

In a twist few would have predicted, what began as a significant concern for purchasers has left the building with something almost unheard of in the apartment market: a multi-million-dollar financial reserve from day one.

[smartcode_project:default project_id=147685 project_image_fid=359136]

<a href="https://www.apartments.com.au/project-marketer/equitifund-group">Equitifund</a> Executive Chairman Greg Huxley said the structure offers buyers a level of certainty that is difficult to replicate.

"The $11 million bond established for the Skyview Castle Hill development represents exceptional value, providing genuine financial security for purchasers," Huxley said.

"Unlike a standard insurance policy, this bond consists of real funds held in trust for the Owners Corporation, offering a tangible layer of protection and added peace of mind."

The apartments themselves have been designed with a focus on practical, contemporary living. Interiors feature Smeg appliances, stone benchtops, tiled living areas, carpeted bedrooms, 2.7-metre ceilings, floor-to-ceiling glazing, and ducted heating and cooling throughout.

Residents also have access to a range of shared amenities, including two rooftop barbecue areas, a swimming pool, children's playgrounds, secure building access, storage cages, and visitor parking.

The location continues to be one of the project's strongest drawcards. Castle Hill Metro Station sits virtually on the doorstep, providing direct connections across Sydney's expanding Metro network, while Castle Towers offers extensive retail, dining, entertainment, and service amenities within walking distance.

[smartcode_project:default project_id=147685 project_image_fid=359127]

The building, now named after its location at 9 Gay Street, comprises a diverse mix of one-, two-, and three-bedroom apartments starting from just under $600,000.

Equitifund National Sales Director Ben Hamblett said demand in the Hills District continues to be driven by buyers seeking convenience and connectivity.

"Interest from both owner-occupiers and investors in Castle Hill remains exceptionally strong, with buyers consistently prioritising developments in close proximity to the Metro station and Castle Towers Shopping Centre," Hamblett said.

"There is a clear trend in the market, with purchasers seeking convenient access to transport and lifestyle amenities that support a seamless, low-maintenance way of living."

On top of the long-term protection afforded by the remaining $7.2 million bond, Equitifund is offering a limited-time stamp duty rebate on selected apartments.

Eligible purchasers can also secure finance options, including a 3.99 per cent two-year variable rate, loan-to-value ratios of up to 90 per cent, and interest-only lending options through EquitiCredit.

[smartcode_project_cta:default project_id=147685]

Joel Robinson

Why this Castle Hill apartment building starts with a $7 million advantage

For much of the past few years, conversations about Australia's property market have centred on the rapid growth seen in Sydney, Brisbane, Gold Coast, and Perth. <a href="https://www.apartments.com.au/developments/melbourne-vic-3004">Melbourne</a> has followed a different trajectory.

That relative underperformance is now encouraging some buyers to reassess the city, particularly those willing to look beyond short-term market movements and focus on quality property in established locations, along with the long-term growth prospects of a city expected to overtake Sydney as Australia’s most populous.

John Bekiaris, Research &amp; Market Insights at <a href="https://www.apartments.com.au/project-marketer/equitifund-group">Projects by Equitifund</a>, said Melbourne's current position is attracting increasingly sophisticated purchasers.

"Melbourne continues to present one of Australia's strongest long-term investment stories," Bekiaris says.

"While other capital cities have experienced stronger recent growth, that relative underperformance is exactly what's attracting sophisticated counter-cyclical investors."

[smartcode_project:default project_id=1979 project_image_fid=363268]

Equitifund isn't just commenting on Melbourne's property market, it's investing in it.

The Sydney-headquartered capital partner has taken over the remaining apartments at <a href="https://www.apartments.com.au/buildings/victoriana-melbourne-20-queens-road-melbourne-vic-3004">Victoriana</a>, the recently completed glass-encased development opposite Albert Park Lake in Melbourne's tightly held St Kilda Road precinct.

Designed by <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> and built by <a href="https://www.apartments.com.au/builders/hickory">Hickory</a>, Victoriana places residents between one of Melbourne's most recognised parklands and the CBD, offering oversized two and three-bedroom apartments aimed at owner-occupiers seeking a genuine alternative to a traditional family home.

The development comprises 232 completed residences alongside a suite of resident amenities, including a 25-metre indoor swimming pool, gymnasium, landscaped entertaining areas, resident lounges, EV charging, secure basement parking and a concierge-style arrival experience.

[smartcode_project:default project_id=1979 project_image_fid=363229]

The apartments have been designed with owner-occupiers firmly in mind.&nbsp;Open-plan living and dining areas flow onto generous balconies framing views across Albert Park Lake, Fawkner Park, the Royal Botanic Gardens and the Melbourne skyline.

Kitchens feature Gaggenau appliances, stone benchtops and generous preparation space. Bedrooms include built-in robes, while bathrooms feature full-height textured tiling. Hardwood flooring and ducted air conditioning complete residences designed for long-term living.

Rothelowman's architecture takes its cues from the landscape opposite the site. Sweeping horizontal glazing references the movement of Albert Park Lake, while generous balconies and expansive glazing strengthen the connection between the apartments and the surrounding parklands. The result is a building designed to deliver the scale and amenity expected of luxury apartment living, while offering the larger floorplans increasingly sought by owner-occupiers.

[smartcode_project:default project_id=1979 project_image_fid=363284]

The location is one of Victoriana's defining characteristics. Positioned on Queens Road, residents are directly opposite Albert Park Lake and within easy reach of Fawkner Park, the Royal Botanic Gardens, South Melbourne, St Kilda Road and the CBD. With few comparable development opportunities remaining in the precinct, buyers are increasingly placing value on outlooks that are unlikely to be interrupted by future construction.

Greg Huxley, Founder of Equitifund, believes those qualities become even more valuable over time.

"Premium real estate has always rewarded buyers who take a long-term view," Huxley said.

"Victoriana represents the kind of asset that's increasingly difficult to recreate today, particularly in an established location like Queens Road."

He said rising construction costs are also changing the way buyers assess completed developments.

"When you combine an irreplaceable location with thoughtful architecture and premium finishes, you create something that becomes increasingly difficult to reproduce as construction costs continue to rise."

[smartcode_project:default project_id=1979 project_image_fid=363228]

According to National Sales Director Ben Hamblett, enquiry has been driven largely by Melbourne downsizers and buyers upgrading from smaller apartments.

"Interest in Victoriana continues to build, with strong buyer focus on the larger owner-occupier residences within the development," Hamblett says.

"Enquiry is increasingly driven by local buyers who recognise the rarity of what's on offer: park-facing apartments in an established neighbourhood where new development opportunities are becoming increasingly scarce. At Victoriana, the view is not just a feature; it's an appreciating asset in its own right."

He said interstate enquiry has also strengthened as buyers reassess Melbourne's position within the national property cycle.

"Melbourne currently stands as the most compelling entry point of any major Australian capital, and discerning buyers are beginning to recognise what those who move early always understand: the best opportunities are taken before the price rise confirms them."

[smartcode_project_cta:default project_id=1979]

Why now is the time to buy in Melbourne's premium apartment market

Developers and apartment buyers have a narrowing window of opportunity before Brisbane's Olympic infrastructure pipeline begins competing directly with residential construction, pushing up costs, tightening labour supply and making new projects increasingly difficult to deliver.

While Brisbane's apartment market continues to benefit from strong population growth and limited housing supply, industry research suggests the years leading up to 2027 could prove to be the most important period for developers looking to secure builders and buyers hoping to purchase before the next wave of price increases.

A new Colliers report, Brisbane 2032 Olympic and Paralympic Games: Creating Solutions, highlights the scale of the challenge. While thousands of new homes are planned across South East Queensland, the Brisbane Olympic Athletes Village alone will deliver more than 10,500 beds during the Games before being converted into around 1,750 to 2,000 apartments. Equivalent to almost two years of typical inner-city apartment supply, the project will also absorb a significant share of the construction workforce and building materials.

The broader construction pipeline paints an even clearer picture.

Construction Skills Queensland's Horizon 2032 report forecasts Queensland's annual construction pipeline will average $69 billion over the coming years before peaking at $75 billion in 2027-28. Demand for construction workers is expected to increase by 17 per cent to almost 150,000 people, with the industry facing an annual shortfall of around 19,000 workers that could blow out to as many as 35,000 during the peak construction period.

The Olympic venues, athletes village and supporting infrastructure will account for billions of dollars worth of work across South East Queensland through to 2032, creating intense competition for labour at a time when Australia's residential construction sector is already under pressure.

[smartcode_project:default project_id=150489 project_image_fid=373834]

Colliers Queensland Residential Director Andrew Scriven said the convergence of these projects is creating a clear window of opportunity for both developers and buyers.

"From 2027 onwards, the market will shift dramatically," Scriven said.

"Labour will increasingly be locked into government-led infrastructure and Olympic projects, which means private residential developments will face higher costs and tighter margins. The developers who move now are the ones most likely to get projects off the ground."

Scriven said the same dynamic would also affect buyers, with fewer apartment projects expected to launch once construction capacity tightens.

"If you're looking to change your lifestyle over the next five years, now is your window of opportunity to buy."

[smartcode_project:default project_id=150713 project_image_fid=373827]

Developers are already positioning themselves ahead of that window.

Following the success of Monarch at Toowong, Consolidated Properties is preparing to launch two new Brisbane apartment projects in the second half of 2026. They include <a href="https://www.apartments.com.au/new-apartments/gloriette-30-bedivere-street-yeerongpilly-qld-4105">Gloriette</a> at Yeerongpilly Green, a 25-storey tower within one of Brisbane's key Olympic precincts, and <a href="https://www.apartments.com.au/new-apartments/castile-47-skyring-terrace-newstead-qld-4006">Castile</a>, a recently approved 25-storey riverfront development at 47 Skyring Terrace in Newstead.

Hutchinson Builders will deliver both projects, with early works already underway at Yeerongpilly and Newstead expected to commence later this year.

The timing comes as Brisbane's fundamentals continue to strengthen, with strong interstate migration, population growth and vacancy rates remaining below 1.5 per cent.

Colliers Queensland researcher Pragya Sharma said Greater Brisbane is forecast to require around 40,000 new apartments between 2021 and 2031.

"There's a real mismatch emerging between when housing is needed and when it will be feasible to build," Sharma said.

"As a result, the period leading up to 2027 presents a key window of opportunity for developers to secure approvals, funding and construction capacity, while buyers will have greater choice before supply constraints intensify."

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

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

It's taken less than nine months for developer Sherpa Property Group to sell out all 51 apartments in its <a href="https://www.apartments.com.au/new-apartments/flourish-oasis-palm-beach-7-9-sixth-avenue-palm-beach-qld-4221">Flourish Oasis</a> development in <a href="https://www.apartments.com.au/developments/palm-beach-qld-4221">Palm Beach</a>, over a year before its anticipated completion.

&nbsp;

Located at 7-9 Sixth Avenue, the $67 million development has resonated strongly with both local owner-occupiers and downsizers seeking high-quality apartments within walking distance of the beach, dining precincts and everyday amenities.

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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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