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Ever since the global financial crisis hit there has been an upsurge in self-managed super funds (SMSFs), as many managed super funds recorded big losses, along with people's hard-earned retirement savings.
Super funds invest in income-bearing vehicles with the goal of producing investments that their members or beneficiaries can retire comfortably on, however they tend to charge fees and make the investment decisions. While many may not know it, these same goals can be achieved (and sometimes more effectively) by managing one’s own super fund.
Managing one’s own super fund allows the beneficiary to take control of where funds are invested, be it in managed funds, share-related investments, bank or term deposits or property, making self-managed super funds the ideal vehicle to build retirement wealth, especially through property.
Property investing is the backbone of most successful funds, and when it comes to managing your own super fund, the same holds true. Making it even more attractive is the fact your personal SMSF can invest in both residential property and in commercial property – even the premises that house your own business.
For those who need assistance to set up or manage their own SMSF, there are numerous services and consultants that can help with establishing and auditing an SMSF. These range from online services and financial advisories to specialist firms.
Most people’s real wealth is created directly or indirectly through or via property.  So why put your hard-earned cash under someone else’s control when we can help you set up a SMSF and  put your hard-earned cash in solid foundations of bricks and mortar?
With one in five Australian households owning an investment property, it’s surprising that less than 4% have used their superannuation to buy one. This means that many people are missing out on the great opportunity to invest in direct property using their super fund. Imagine selling your investment property in retirement, say in 10, 20 or 30 years’ time, and not having to pay any capital gains tax.
Superannuation is an effective way for Australians to invest, and it is taxed at 15% only. Capital gains tax is 10% if the investment is held for more than 12 months or nothing  if sold in pension phase. There is nothing outside of superannuation that can compete with this favourable environment. On the back of these parameters, a superannuation strategy with property becomes one of the best investment options available to Australian’s today.
 
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Properties held in super could have strong cashflow models because up to four members can pool their employer contributions into the one investment fund.
No doubt, property investing in personal names outside of super is already a lucrative strategy, however doing the same with a SMSF is like turbo-charging your investment. SMSF loans are paid down much faster, there is almost no drag on returns the investment can also be leveraged to maximise future upside value.
While saving on fees that usually apply to managed funds is an obvious benefit, it’s the ability to control the investments in one’s SMSF that has motivated many Australians to take charge of their own super fund. With your own SMSF, you will have full control and flexibility with regard to your investment choices. And, additional contributions to one’s SMSF such as wage sacrifice will reduce tax payable on income and increase the investment power of the fund.
Generally, there is no set minimum balance that a super fund needs to have in order to be self managed, but one rule of thumb is that your balance should be greater than $50 000 to $100 000. In other words, the cost of managing, auditing and administrating a SMSF should be in proportion to the balance.
Establishing a SMSF can be a great vehicle to build a property portfolio that enjoys considerably lower taxation while offering greater flexibility and the scope to create wealth for retirement on solid foundations.
Robert Projeski is a leading property finance expert and the founder and managing director of <a href="https://%20www.amo.com.au" target="_blank">Australian Mortgage Options</a>. He has appeared on radio and TV and written extensively on property and finance matters.
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Self-managed super the ideal vehicle to build wealth through property investment

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More and more parents are helping their children get a kick start in the property market. This trend threatens to continue the upward trajectory of the market and make it almost impossible for average income earners – especially younger property seekers to buy their own homes with a kick start.
Late in 2013, I saw stories of parents buying their children properties outright. When asked why, they responded that the market will only get worse. If they don’t buy now, their child may never be able to afford their own house.
A property lawyer’s reasons for buying an apartment for his son’s sixth birthday were similar; even though the market is hot at the moment, there is a strong belief that the market will become ever more pricey.
Considered from another angle though; doesn’t this belief and such actions further drive up the market? If this trend continues, it is conceivable that only the children of high-income earners will be able to enter the market in areas of close proximity to the city.
The upward trajectory is not the only force behind this trend; the NSW government’s scrapping of the first home owner’s grant in favour of the first home – new home grant has also made it difficult for average income earners to enter the market around existing infrastructure.
Under the new scheme, grants are given to purchasers of new properties and those buying plots of land with the intention of building. The intention has been to promote investment in new developments. Since foreign investors are legally only able to purchase new developments, the competition is high. Many first home buyers are subsequently being forced out of the market.
Aside from buying the property outright or jointly, parents are helping in several ways. Some buy the house and rent it out to their children, who then effectively pay the mortgage repayments. Others help by providing guarantor support with either their home or help with the deposit.
I’d recommend entering into a written loan agreement to be protected via a second mortgage or caveat, so that in the event their child’s relationship with their spouse/partner breaks down, there is some protection for them.
Many others help by gifting or loaning their children the money for a deposit. Again, for protection, I’d recommend entering a binding financial agreement to ensure the gift or loan is repaid if the relationship fails.
What happens to those without parental support? If this trend continues, as it probably will, average income earners in search of their first home will struggle. They will most likely have to look to areas outside of Sydney, and continue to be pushed away from areas of employment and convenience.
Robert Projeski is the founder and managing director of <a href="https://www.amo.com.au/" rel="nofollow" target="_blank">Australian Mortgage Options</a>, winner of over 12 industry awards.
                                  
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How Baby Boomers support is becoming their baby’s boon

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With the property market back on the rise and investors coming back in droves, it is important for first time and seasoned investors to know what to look for in an investment property.
<img alt="numberonejuly11" src="/images/stories/2013/07/NUMBERS/numberonejuly11.jpg" width="30" height="38" style="float: left;">Do your research and know what types of locations are suitable for budget and your strategy. There are some excellent online resources to showing average rental returns, property values and sales history for most areas in Australia.
<img alt="numbertwojuly11" src="/images/stories/2013/07/NUMBERS/numbertwojuly11.jpg" width="30" height="35" style="float: left;">
The best buy is often considered the ‘two plus two dwelling’: two bedrooms and two bathrooms. Despite one-bedroom properties selling and renting quicker, two bedroom dwellings have double the capacity, making rental rises easier to afford.
<img alt="numberthreejuly11" src="/images/stories/2013/07/NUMBERS/numberthreejuly11.jpg" width="30" height="39" style="float: left;">
The money that you put into fixing up a property to attract renters may be your biggest downfall. Be careful if the property is going to take too much of your time and money.
<img alt="numberfourjuly11" src="/images/stories/2013/07/NUMBERS/numberfourjuly11.jpg" width="30" height="39" style="float: left;">
The surrounding lifestyle is always important. Spend some time in the area to make sure that you can afford to charge where people will pay a premium. Also look at nearby schools, shopping, transport and employment.
<img alt="numberfivejuly11" src="/images/stories/2013/07/NUMBERS/numberfivejuly11.jpg" width="30" height="33" style="float: left;">Speak to as many local agents as possible. Talking to a number of real estate agents in an area can give you an overall picture of the area, help you understand the growth potentials relating to the local economy and what areas potentially to avoid.
<img alt="numbersixjuly11" src="/images/stories/2013/07/NUMBERS/numbersixjuly11.jpg" width="30" height="35" style="float: left;">
However, sometimes the areas they tell you to avoid can still be good to invest in.
<img alt="numbersevenjuly11" src="/images/stories/2013/07/NUMBERS/numbersevenjuly11.jpg" width="30" height="36" style="float: left;">
Your renters are the source of your revenue and while higher rent may be ideal, remember that renters are primarily renters, meaning they will always be looking for lower rates in lifestyle centric areas.
<img alt="numbereightjuly11" src="/images/stories/2013/07/NUMBERS/numbereightjuly11.jpg" width="30" height="32" style="float: left;">
With today’s uncertain economic climate it is important to have a backup plan or even an escape plan with the economy goes array.
 
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 Robert Projeski is the founder and managing director of <a href="https://www.amo.com.au/" rel="nofollow" target="_blank">Australian Mortgage Options</a>, winner of over 12 industry awards. He is considered a leading property finance expert in Australia.
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Eight tips for choosing an investment property: Robert Projeski

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Granny flats are becoming more and more popular in Australian backyards with clever investors tapping into an income stream which, in the right circumstances, can offer financial freedom.  
When planning a renovation to add value, most Australians will invest in a nice big deck, balconies or a swimming pool. Home owners and investors often overlook the humble granny flat as a means of gaining a real return in the backyard of their primary residence or in their investment property.  
The often overlooked granny flat can be a very lucrative option for both rental yield and overall property value for those who own an existing property with the necessary lot size of 450m2.  
Laws have changed in NSW, making it easier to gain approval to build a granny flat. Granny flats come under the NSW government affordable housing scheme, meaning many existing regulations that often act as a disincentive to build do not apply.  Now minimum rules and planning laws are applicable for granny flats up to 60m2.  
There have also been some recent changes to legislation that make the granny flat a more viable investment. Home owners and investors can now lease their granny flats to a non-dependent. Prior to these changes it was only a dependent relative that could occupy this space.  
The regulations of granny flats varies from state to state and council to council, but the general regulations dictate that there can only be one flat per house on the property and the living space of the flat cannot exceed 60m2 in NSW, Victoria and WA and 70m2 in Queensland.  
There are regulations regarding the height of the flat and distance from the flat to the boundaries of the property; however, these vary and differ so much between councils that you should look into your local council guidelines before making any decisions. Queensland also has regulations for requiring water tanks and only having a certain percentage of the property covered by permanent roofing.  
As an example, in many Sydney suburbs this strategy is really starting to take off.  
A property which recently added a granny flat in addition to the house was able to achieve a consolidated income of $900 per week.  
The standalone house was only able to achieve $500 per week and with the cost to add this secondary dwelling at approximately $100,000, an income of $400 per week for the granny flat represents a return on investment of over 20%.
The granny flat not only poses great benefits as far as rental yield. The value of this asset would have increased due to the yield on the combined property. Now that’s unearthing a gem in your backyard whichever way you look at it.  
A 'what if' scenario should always be completed when considering any investment.  Speak to the experts to see what rules, regulations apply and your local property manager regarding demand for this type of investment.
Robert Projeski is the founder and managing director of <a rel="nofollow" href="https://www.amo.com.au/" target="_blank">Australian Mortgage Options</a>, winner of over 12 industry awards. He is considered a leading property finance expert in Australia.
This article was originally published on Property Observer on May 21, 2013.
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Don't overlook the potential of a granny flat: Robert Projeski

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The property outlook for 2013 is looking very positive for seasoned investors to further their success, with some areas offering great opportunities to piggyback the demand for housing brought about by the resources boom.
Liquidity is now present and interest rates are at their lowest level in years, and may fall even further.  
These conditions present a huge opportunity for people with the financial insulation and capability required to capitalise and take advantage of areas which have a booming mining industry nearby.  
Undoubtedly, it is vitally important to do your research, and do it properly. There are obviously different types of <a target="_blank" href="tags/mining">mining</a> areas you need to consider: large, well-established regions, or smaller, isolated communities.
The questions to ask yourself before investing in booming mining regions include:
·         How many mines or companies are investing in the area?
·         What stage of development is the mine?
·         What is the mine's expected lifespan?
·         What is the location’s current and expected population?
·         Is there likely to be more growth?
·         Are there more jobs being created?  
All investments have an element of risk. Firstly, let’s have a top line look at different types of areas and their level of risk. From this information you can categorise the area suited to your risk profile.  
The higher risk options are the mining towns, where the economy relies solely on mining projects. There will often only be one mining company in the area. These areas are seeing extremely good returns with high rents and good occupancy due to the requirement for staff, on-site personnel, and fly-in-fly-out workers. If you can source a property and are willing to take the risk this could pay off substantially.  
If you think you’ll lose too much sleep and be worried about the lifespan of these areas, you may be more suited to areas which are a lot larger and often have multiple companies and types of resources. As examples coal, iron ore, natural gas and the buzzword at the moment, coal-seam gas.
Lastly, this is what you would call the low risk category for these types of investment areas which don’t have a sole dependency on the mining industry. Although there is still a strong mining presence in the region, which are being built for the longer term but they also have a strong local economy. There are some great areas that fit this bill.  
Gather all the information you can and investigate what stage of the project's lifespan the mining investment is at.
You really need to understand what is in front of you if you make this investment choice. Will the benefits for your property not only be in the short-term but mid- to long-term also? Remember, past performance is not necessarily an indicator of future growth and ensure that you understand the data being used and that is not skewed as a result of distortions in that market.  
The key to success in this instance is to do as much well-thought-out research as you can and it is also a good idea to calculate some ‘what if’ scenarios on the local economy from your investigations.
Robert Projeski is a leading property finance expert and the founder and managing director of <a href="https://%20www.amo.com.au/" target="_blank" rel="nofollow">Australian Mortgage Options</a>. He has appeared on radio and TV and written extensively on property and finance matters.
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The resources boom is a huge opportunity for property investors: Robert Projeski

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Some experts are saying that inflation is not an issue at present, meaning that rates can stay lower for longer. The financial markets are saying there is a 36% chance of a rate cut in February. This could mean we sit on the 3% cash rate for some time. There are some who believe we can go lower and now is the time to do so. 


Interest rates have more room to move, and we can get the economy going sooner rather than later with a rate cut early in the year.



Seeing that the December interest rate cut had little impact that was hoped for by the RBA and industry alike, a February or March cut of 0.25 percentage points is in my view required to generate the desired impact.



Cut the rate now by 0.25 percentage points to  keep the momentum required to stimulate activity to stabilise the economy.



Since 1990, when the cash rate was just 3% and the average standard variable mortgage had a rate of 5.8%, I believe there is plenty of room to move in terms of interest yet and that the economy is fairly stable overall, with reasonably low unemployment, a sturdy mineral sector and strong neighbouring economies such as China.



I think that a little slowing in retail spending does not necessarily spell gloom. However, a 0.25-percentage-point cut now would have had more of a result that the RBA is looking for. I see it as possible that we could be seeing an interest rate as low as 2.5% by the end of the year.
 Robert Projeski is the founder and managing director of <a target="_blank" href="https://www.amo.com.au">Australian Mortgage Options</a>, winner of over 12 industry awards. He is considered a leading property finance expert in Australia. 
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RBA should cut rates tomorrow to get the economy going

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With lower interest rates, and property prices stabilising throughout 2012, the year ahead will afford investors the opportunity to purchase property with less money out of their pockets. There is also the potential for their investments to be cashflow positive. 
Liquidity is bouncing back. I think we’ve seen the worst of the liquidity crisis brought on by the GFC. With the combination of available funding and falling interest rates, Australians will be able to easily invest and reap the rewards of investing in the security of bricks and mortar. 
Another trend to look for in 2013 is the increased use of vehicles such as self-managed super funds to invest in property. With the downturn in the stock market, there has been predominantly negative growth across balanced funds in the past five years. After account keeping fees and running costs, portfolio values have gone sideways or decreased in value. 
A lot of people are pulling their money out of these balanced funds and moving them into a SMSF. They do this one of two ways. The first way is to simply transfer their funds into cash in their SMSF. However, smarter investors are using this cash and gearing it up. Prior to 2007, an owner of a SMSF could not borrow money to purchase property as part of their portfolio. Now that the government has changed the legislation governing SMSFs, things are starting to change. 
People are beginning to understand how they can use their SMSF to grow their portfolio exponentially. As an example, putting in $100,000 and gearing up $400,000 and they are growing a $500,000 portfolio. This is a great outcome for investors, not only the growth on the larger but when they sell the property at 60, there is also no capital gains tax. 
These types of strategies, along with improved affordability and liquidity, will really drive the next upward swing in the property market, and in my opinion I can see 2013 being a good year for property investors and probably the best for almost a decade. 
When talking with potential investors, I like to use a graphic example which I call the property cycle clock. The 12 o’clock position indicates the peak of the market where property prices are highest. The 6 o’clock position is where the property market is at the bottom of the curve. I believe the property market is sitting around 6.30 to 7 o’clock. Cities such as Sydney are sitting around 7 whilst cities such as Brisbane and the Gold Coast are at around 6 o’clock. In 2013, we will start to see momentum building and confidence coming back into the market. 
In the next 12 months we’ll start to see the upswing. This phenomenon starts when smart investors re-enter the property market. As they have invested early in the cycle and in a favourable climate, they start to talk to their peers about their purchase. This in turn drives chatter amongst groups of people, which in turn drives property sales. Your friends buy in, the taxi driver buys in and soon, everyone is back in the market. 
This combined with the funds being more available we really are in the box seat when it comes to property. I have been doing this for over 25 years and I haven’t seen it this good. 
Now onto hot areas, as I see it over the next year. The Sydney market is ready for an upward swing, in particular the more affordable outer western suburbs and other fringe areas. 
The mining boom area has created real opportunities.  They have barely scratched the surface and are yet to really get down and dirty, quite literally as the potential upside will be there for generations to come. The boom will attract better infrastructure and services to the area, which is a major attraction for buyers purchasing investment property. 
Locations where Coal Seam gas exploration is underway is something investors should take into consideration. There is significant exploration underway in many areas, once this has evolved and gas starts to come on line, this will act as a trigger for infrastructure growth. Investors who buy in now will reap the rewards for years to come. 
Parts of Queensland will also present an exciting investment opportunity. Pockets of Queensland will show strong growth. Resources such as natural gas and aluminum are boosting this already robust economy. 
Brisbane has come off the boil a little. Some people who buy now will see the upside. I think this area is sitting close to the bottom of the property cycle clock. 
All in all, the main thing is to look at the supply, demand, affordability and liquidity in the property market.  As your profit is in your buying, the big winners will be the investors who get in while the property market is at the bottom.  As I am already seeing things start to pickup, I think 2013 will be the year of the savvy property investor. 
Robert Projeski is the founder and managing director of <a href="https://www.amo.com.au" target="_blank">Australian Mortgage Options</a>, winner of over 12 industry awards. He is considered a leading property finance expert in Australia. 
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Why 2013 could be the best year in almost a decade for property investors

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The RBA is in a position to cut rates a further 0.25 percentage points by Christmas.
A cut today would give ample lead time to have a real impact on Christmas spending.
The RBA has adjusted the rate at each November announcement since 2006. You could say they should keep with tradition for another change in 2012.
There has to be another rate cut this year, even with inflation at 2%. This cut is necessary in order to maintain consumer confidence leading into the Christmas retail period.
GDP growth at 3.7% last quarter is down from the previous quarter. Consumer confidence has been on the slide for some time now, and there is some uncertainty now coming out of China, which has been our paymaster during the mining boom.
Another indicator is the jobs market, which is expected to worsen in towards the end of the year. This would also put pressure on the RBA.
We’ve seen many large-scale restructures and layoffs. The official unemployment rate has moved from 5.1% in August to 5.4% in September. This is not great news for the economy but is welcomed by property investors, as the RBA should give mortgage holders a break.
It is clear that the RBA and banks need to lower interest rates to stimulate confidence. With lower interest rates and house prices at present representing real value this will drive property sales, which will have a positive effect on the broader economy. In addition, a rate cut will also act as an incentive for investors to re-engage with the Australian property market.
Robert Projeski is a leading property finance expert and the founder and managing director of <a href="https://%20www.amo.com.au" target="_blank">Australian Mortgage Options</a>. He has appeared on radio and TV and written extensively on property and finance matters.
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The RBA should cut the cash rate today to give mortgage holders a break

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The decision by the RBA board to keep the cash interest rate at 3.5% has not come as a big surprise. 
While many home buyers had hoped for further relief in terms of repayments, the global economic climate and our own markets here had suggested that there would not be a further cut just yet. 
On reflection, we have seen moderate growth in China, some growth in the US and some reassuring movements in the European financial markets, which would stand to reason not to cut the rate further. 
While our labour market remained strong – even recording a slight growth despite job cuts in some industries – and business credit on the increase, the RBA’s decision to keep the interest rate steady is understandable. 
Home owners who had hope for another cut should look at refinancing as an option, especially if their property is financed with a fixed-rate loan. Bear in mind the availability of more flexible loans that allow switching back and forth between fixed and variable rates. These loans may be the best suited in order to make the most of the already low rate and be able to make the most of any future cuts.
 Robert Projeski is a leading property finance expert and the founder and managing director of <a href="https://%20www.amo.com.au" target="_blank">Australian Mortgage Options</a>. He has appeared on radio and TV and written extensively on property and finance matters.
{module Have you changed lenders in the last six years?}
{module What do you intend to do given the current interest rate fluctuations?} 
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Mortgage holders who had hoped for RBA cash rate cut should consider refinancing

Macquarie York has appointed Roberts Co to as the Early Contractor Involvement (ECI) partner for its upcoming new Surfers Paradise apartment development, Sunset Residence.

Located at 50 Sunset Boulevard, Sunset Residences is a riverfront, design-driven tower set to elevate one of Surfers Paradise’s most rapidly transforming enclaves. The refined scheme, designed by Plus Studio, features 72 luxury residences, enhanced amenity, and improved connectivity to the Nerang &nbsp;River.&nbsp;

As ECI partner, Roberts Co is working closely with Macquarie York and the design team to optimise buildability, program, staging and procurement strategies ahead of construction commencement.&nbsp;

&nbsp;

Macquarie York Director, Roy Skaf, said Roberts Co’s early engagement will help ensure the landmark development realises its full potential.&nbsp;

“Sunset Residences is a signature project for Macquarie York, a chance to define a new level of riverfront living in Surfers Paradise," Skaf said.&nbsp;

&nbsp;

&nbsp;

<img alt="Roberts Co appointed Early Contractor Involvement partner for Macquarie York’s Sunset Residences on the Gold Coast" data-entity-type="file" data-entity-uuid="3dd22a45-168b-4e00-b6d2-4e7310b02084" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/SunsetResidences_Interior.jpg?VersionId=NAWvGq7l6BFB4vvh6u0xXWWISboHTi6q" />

“Partnering with Roberts Co under an ECI arrangement gives us the confidence that design decisions, construction methodology and programming are being rigorously considered from day one. Their collaborative mindset and technical capability are exactly what a project of this quality demands.”&nbsp;

&nbsp;

Construction is expected to commence following completion of the ECI phase and final design resolution.

Sunset Residences is one of three projects Macquarie York has locally. They have Rana Palm Beach, 60 apartments on Twenty Third Avenue, and Azariah, just nine residences on the dress circle Jefferson Lane, also in Palm Beach.

Joel Robinson

Macquarie York appoints Roberts & Co for early works agreement at Sunset Residences

Few developers in South East Queensland have shaped the new development apartment market as profoundly, or as consistently, as Mosaic Property Group. In 2025, the business delivered another very strong year across Brisbane, the Gold Coast, and the Sunshine Coast, building on the foundations of nearly two decades of discipline, long-term thinking, and relentless refinement of its craft.

Their continued success is driven from the top. Founder and Managing Director Brook Monahan, very much credits the success to a workforce of “massive grafters”, and a culture where complacency simply doesn’t exist.

“In every part of our business, we’re constantly pushing to get better” Monahan told <a href="http://apartments.com.au">Apartments.com.au</a>. “We never rest on our laurels.”

The company’s growth continued its upward trajectory, with the developer completing six luxury projects in 2025, representing approximately $850 million in value and delivering 536 new luxury homes. Mosaic also sold over $1.4 billion worth a new luxury apartments at an average price point of $3.41 million in 2025.

Heading into 2026, they have a further five projects under construction and an immediate pipeline across Brisbane and the Gold Coast, representing just shy of $2 billion in value. I spoke with Brook about everything from the evolution of Mosaic’s business to the fundamentals driving the SEQ property market.

<hr />
<h2>A market defined by two forces</h2>

The fundamental drivers of SEQ’s housing dynamics in 2025 are straightforward: a generational transfer of wealth on a scale Australia has never seen, and migration numbers that continue to exceed expectations.

“An enormous amount of wealth will move through the next decade,” Monahan explains. “That wave isn’t going anywhere.” Simultaneously, “you can’t run migration at the numbers we’re seeing, while also having a generational shift of wealth from boomers, and not expect demand to remain strong. People move here, they bring money, they want to buy a home and create a future.”

While top-end product in some pockets has softened from the frenzy of 18 months ago, Monahan believes&nbsp; the wave will remain “pretty strong,” especially for developers with brand trust and a long-term track record.&nbsp;

“The $4 million to $10 million segment remains fairly robust, but buyers are much more educated now than they’ve ever been. They have access to information and they’re smart people. They’re generally not&nbsp; willing to trust a new entrant asking $15 million with no track record.”

This heightened consumer discernment, he notes, is reshaping how premium projects are evaluated by developers.

<hr />
<h2>The problem behind the crisis</h2>

Despite strong demand, SEQ’s housing market remains severely undersupplied. Brisbane needs around 12,000 new homes per year, yet delivered only 4,000 last year. The Gold Coast requires similar levels but delivered 3,000. The backlog is massive.

“We’re probably 50,000 homes short in the next five years in Brisbane alone,” Monahan estimates. “Maybe 100,000 across the whole of Queensland.”

The core issue however isn’t planning.&nbsp;

“The planning environment is actually super supportive right now,” he says. “Approvals aren’t the problem. It’s turning approvals into real supply.”

The gap between development approvals and project starts has widened significantly as construction costs escalate, contractors disappear from the market, and inexperienced developers try, and fail, to bring projects to life.

“A development application (DA) is only part of the equation, it means little without the ability to deliver,” he explains. “Many applicants underestimate the complexity involved. It’s not just about securing a site; you need the right formula and all the right ingredients to make it work. Without that, the end result will fall short of expectations and increase the risk of project failure.

The result is market distortion: sites tied up by entrants who lack experience, capital certainty, construction understanding, or a realistic feasibility model. “It’s not good for the industry,” he says. “You get more and more mooted supply but very little real delivery.”

<hr />
<h2>Construction realities and the coming resource crunch</h2>

Beyond development capability, SEQ faces macroeconomic pressures. Over $7 billion must be delivered by late 2031 just for Olympics-related obligations. Add $18 billion in hospital and health infrastructure, and the region faces a “resource drain” Monahan believes will reshape delivery timelines and construction pricing for years.

“It will ultimately be great for SEQ for the next 20 years,” he says. “But it puts enormous pressure on an already chronically undersupplied housing market.”

This pressure will inevitably influence pricing. Double-digit growth cannot continue indefinitely, but Monahan sees no path to meaningfully lower construction costs. “It’s impossible to meet demand at a cheaper price point given labour capability and resource competition,” he says.

“Those who can afford it will keep paying more and the rest are fighting to get a foothold. That’s why the market keeps creeping upward.”

<hr />
<h2>Mosaic’s disciplined blueprint: Only A-Grade, iconic, irreplicable</h2>

With a long track record of delivery and in-house construction expertise, Mosaic works backwards from the cost of delivery to determine the right price for a site—a disciplined acquisition model they’ve adhered to from day one.

&nbsp;“We’re never out of the market,” Monahan says. “But we’re extremely disciplined. We don’t buy B+ sites. We won’t buy run-of-the-mill locations. Ever. That’s not our brand and it’s also not economically viable for us in most instances.”

Mosaic’s nine current developments illustrate this discipline:

<ul>
	<li aria-level="1"><a href="https://www.apartments.com.au/new-apartments/lily-by-mosaic-4-rosewood-avenue-broadbeach-qld-4218">Lily</a> and <a href="https://www.apartments.com.au/buildings/marella-146-surf-parade-broadbeach-qld-4218">Marella</a>, Broadbeach: Two 30-storey buildings with permanently protected views over parkland, beach and coastline 
	&nbsp;</li>
	<li aria-level="1"><a href="https://www.apartments.com.au/new-apartments/isabel-by-mosaic-96-the-esplanade-burleigh-heads-qld-4220">Isabel</a> and, <a href="https://www.apartments.com.au/new-apartments/josephine-by-mosaic-166-the-esplanade-burleigh-heads-qld-4220">Jospehine</a>, Burleigh Heads – all “masterpiece” sites on the Esplanade with enduring view corridors of beach, water and coastline in the heart of Burleigh 
	&nbsp;</li>
	<li aria-level="1"><a href="https://www.apartments.com.au/new-apartments/sophia-by-mosaic-1357-gold-coast-highway-palm-beach-qld-4221">Sophia</a>, Palm Beach- directly on the dunes of the most highly sought after stretch of northern Palm Beach beachfront real estate 
	&nbsp;</li>
	<li aria-level="1"><a href="https://www.apartments.com.au/new-apartments/madeline-by-mosaic-22-mary-avenue-broadbeach-qld-4218">Madeline</a>, Broadbeach – “180 degrees beach, water and coastline views, great walk score” 
	&nbsp;</li>
	<li aria-level="1"><a href="https://www.apartments.com.au/new-apartments/the-bedford-by-mosaic-16-30-prospect-street-kangaroo-point-qld-4169">The Bedford</a>, Kangaroo Point – a site Mosaic first identified in 2016. Amazing walk score, views and inner city connectivity 
	&nbsp;</li>
	<li aria-level="1"><a href="https://www.apartments.com.au/new-apartments/the-carter-by-mosaic-77-linton-street-kangaroo-point-qld-4169">The Carter</a>, Kangaroo Point – in between the Gabba and the Kangaroo Point peninsula with amazing walk score and uninterrupted and expansive northern city and river views 
	&nbsp;</li>
	<li aria-level="1">South Brisbane (launching 2026) – core inner-city Brisbane river waterfront site on the northern end of the peninsula with amazing river connection and permanent river and city views, amazing walk score</li>
</ul>

“Nothing we buy is guesswork,” Monahan says. “It’s always an iconic suburb where people genuinely want to live, with strong connections to water, lifestyle, amenity, or permanent view corridors.”

“Mosaic’s two most recent Brisbane acquisitions were several years in the making. The Bedford, launched on the prestigious Kangaroo Point peninsula and achieving 90 per cent sales within months was a site they identified back in 2016. The second, which is the yet to be released at 91 Montague Road in South Brisbane, has been on Mosaic’s radar since 2017.&nbsp;

Arguably one of Brisbane’s last great inner city riverfront sites, it sits within the city’s most dynamic cultural hub, offering unrivalled connectivity, lifestyle, and amenity, and standing as a landmark opportunity to define the next era of riverfront living.

“We know exactly what is and isn’t a Mosaic project. Strategic site selection is the critical foundation of everything we do. We’re always assessing opportunities, but based on our two most recent Brisbane acquisitions, it’s entirely possible that the sites we’re looking at today won’t transact for several years. That discipline is what ensures every project meets our exacting standards.”

<hr />
<h2>The Mosaic engine: Consistency, capability, and relentless execution</h2>

What separates Mosaic in a crowded field is not the ability to attract capital or buy a site, but the ability to deliver highly complex high end buildings, whether that is 37 storeys or 18 storeys, repeatedly and consistently.

“These buildings are inherently complex to deliver well,” Monahan says. “It takes a long time to know exactly what the market wants, how to deliver it, how to secure the right contractors and consultants, and how to align the product with what the market is actually willing to pay and can afford.”

With so many contractors exiting the market in recent years, genuine delivery capability has become increasingly rare. Monahan welcomes credible new entrants but cautions that underestimating the complexity of luxury development can lead to poor outcomes.&nbsp;

“It’s easy to assume high-end projects equal high returns, but without the right experience, track record, and capability, it’s a tough road. Attracting capital is one thing—delivering on expectations is another, and when that doesn’t happen, it impacts the entire market.’”

<hr />
<h2>Looking to 2026: A pipeline built on patience and precision</h2>

As 2025 draws to a close, Mosaic stands at the strongest point in its history. Since 2012 alone, the company has completed more than $2 billion in projects and is set to deliver another $2 billion worth of developments, hundreds of luxury apartments, all bearing Mosaic’s hallmark of impeccable delivery.&nbsp;

Next to launch are two standout projects: Josephine, an exclusive collection of just 30 half- and full-floor ultra-luxury residences coming soon to the Burleigh Heads beachfront, and a landmark tower on Montague Road in South Brisbane, comprising 204 apartments in the heart of the city’s cultural hub on the banks of the Brisbane river.

“We never arrive. There’s no finish line for us,” said Monahan. “Our focus is on continuing to evolve in the luxury space, creating incredible, design- and lifestyle-led properties that people love living in and that stand the test of time.” 
&nbsp;

What’s ahead for South East Queensland’s next development wave: Five minutes with Mosaic’s Brook Monahan

Developer Third.i has topped out its luxury Potts Point apartment development, <a href="https://www.apartments.com.au/new-apartments/muse-potts-point-30-34-brougham-street-potts-point-nsw-2011">Muse</a>.

Under construction by Dilcara and expected to complete in mid-2026, Muse comprises just 13 apartments designed by acclaimed architects <a href="https://www.apartments.com.au/architects/wmk-architecture">WMK Architecture</a> and Mathieson. The building’s design celebrates Potts Point’s heritage character while introducing refined modern elements like advanced building technology and private balconies and terraces that offer views of the Sydney city skyline.

[smartcode_project:default project_id=112613 project_image_fid=231687]

Luke Berry, Director &amp; Co-Founder at Thirdi Group, said Muse is a celebration of Potts Point’s unique character and charm.

"With only 13 residences, we’ve created something truly special for those who appreciate exclusivity and design excellence," Berry says"

"The views, the location, and the lifestyle make Muse a rare opportunity in Sydney’s property market. We’re thrilled to see the project take shape and look forward to welcoming our residents in mid-2026.”

[smartcode_project:default project_id=112613 project_image_fid=231686]

Only a limited number of residences remain at Muse.

Third.i recently launched The Rushcutters nearby, also just 13 large-scale apartments. The two-bedroom apartments were all snapped up in double-quick time. The three-bedroom apartments are priced from just under $5 million.

Potts Point has always been popular for apartment living, but given the lack of suitable development sites in the affluent suburb, new apartment developments have been few and far between.

Early next year Ceerose will launch <a href="https://www.apartments.com.au/new-apartments/belgravia-potts-point-117-victoria-street-potts-point-nsw-2011">Belgravia</a>, a mix of two- and three-bedroom apartments on Victoria Street.

[smartcode_project_cta:default project_id=112613]

Staff Writer

Third.i tops out Muse, Potts Point apartments

Buyer interest in Capital Corporation’s <a href="https://www.apartments.com.au/new-apartments/the-residences-at-wahroonga-estate-169-fox-valley-road-wahroonga-nsw-2076">The Residences at Wahroonga Estate</a> has been gaining momentum following the recent groundbreaking and the commencement of construction.

Enquiry data has pointed to a clear theme: larger apartments are leading demand, particularly among downsizers who want to remain on Sydney’s Upper North Shore.

Since June, three-bedroom layouts have attracted the highest level of enquiry. The three-bed, two-bath, two-car apartments priced from $1.69 million generated the most enquiries, the highest of any floorplan, followed by the larger three-bed garden residences which are priced at $2.25 million.

It's been a prevailing theme for Capital Corporation, who, in the early stages of marketing, reacted to buyer feedback to create more three-bedroom apartments.

The numbers echo what <a href="https://www.apartments.com.au/developers/capital-corporation">Capital Corporation</a> has observed since the project’s early stages. Buyers want generous internal space, established amenity and the ability to age in place without leaving the area.&nbsp;

[smartcode_project:default project_id=135247 project_image_fid=284378]

Capital Corporation Managing Director Jim Hunter said this was a major factor in the estate’s momentum, noting that “the combination of premium design, convenience and direct access to Sydney’s leading private hospital has proven to be a major drawcard”.

That connection to health and wellbeing has proven especially influential for older owner-occupiers. Research commissioned by Capital Corporation found that one in three Australians downsizing do so for health-related reasons, with a third specifically seeking proximity to medical facilities.&nbsp;

[smartcode_project:default project_id=135247 project_image_fid=262185]

The buyer profile emerging at <a href="https://www.apartments.com.au/developments/wahroonga-nsw-2076">Wahroonga</a> Estate reflects this shift. Local residents Peter and Corinne Collins, both in their mid-70s, are among those who chose to downsize within the suburb after decades in their family home. They secured a top-floor three-bedroom apartment after queuing on launch day in March, citing the bushland setting, walkability, and peace of mind of being close to medical services as key reasons for their purchase.

“Being able to walk everywhere, including to the hospital if we need to, really gave us peace of mind,” Corinne told Apartments.com.au.

Read more: <a href="https://www.apartments.com.au/news/nsw/from-family-home-to-bushland-retreat-why-peter-and-corinne-chose-the-residences-at-wahroonga-estate">From family home to bushland retreat: Why Peter and Corinne chose The Residences at Wahroonga Estate</a>

[smartcode_project:default project_id=135247 project_image_fid=3629]

Architecture firm <a href="https://www.apartments.com.au/architects/group-gsa">Group GSA</a>&nbsp;are behind the design at The Residences at Wahroonga Estate. There are 128 one-, two-, and three-bedroom apartments, complete with interiors&nbsp;by <a href="https://www.apartments.com.au/interior-designers/coco-republic-interior-design">Coco Republic</a>. Floor-to-ceiling glass maximises views of the bushland ridgeline, while on-site amenity includes a residents’ lounge, pet-friendly Green Spine, BBQ pavilion and direct access to Coups Creek bushland and walking tracks.

Gold Star iCIRT-rated builder&nbsp;<a href="https://www.apartments.com.au/builders/dasco-australia">DASCO</a>&nbsp;was&nbsp;appointed earlier this year to deliver The Residences at Wahroonga Estate. They are expected to complete the building in late 2027, with residents to move in shortly after.

[smartcode_project_cta:default project_id=135247]

Downsizer demand continues to shape The Residences at Wahroonga Estate

With Brisbane’s housing market soaring and home ownership becoming increasingly out of reach for many buyers, townhouses have emerged as the new urban dream, offering private, low-maintenance retreats complete with pools, parklands, and lifestyle amenities.

As Brisbane faces a growing shortage of quality new residential offerings, <a href="https://www.apartments.com.au/developers/honeycombes-property-group">Honeycombes Property Group</a> has released to the market Songbird Terraces, a boutique development of just 34 terrace homes in the heart of the leafy residential enclave of Oxley.

Offering a more affordable option to the white picket fence house, buyers can purchase a brand new architecturally designed three bedroom terrace home overlooking park and bushland with a communal heated pool, BBQ terrace, private parklands and an on-site café, while being just minutes from <a href="https://www.apartments.com.au/developments/oxley-qld-4075">Oxley</a>’s village centre, train station, and a range of schools and amenities.

[smartcode_project:default project_id=149443 project_image_fid=5241]

Each of the spacious three bedroom plus multi purpose room or four bedroom townhomes feature premium finishes, landscaped courtyards, designer kitchens, two-car accommodation, and optional upgrades for tailored living.

Honeycombes Property Group Managing Director Peter Honeycombe said with completion anticipated in early 2027, this was an incredibly rare chance to buy a fixed-price, brand-new, off the plan home in one of Brisbane’s most tightly held and liveable suburbs, without the stress of auctions and chaotic open homes.

“With prices starting from $1.195 million, <a href="https://www.apartments.com.au/new-townhouses/songbird-terraces-oxley-10-honeyeater-circuit-oxley-qld-4075">Songbird Terraces</a> are designed for owner occupiers seeking space, style and lifestyle, without the maintenance,” Honeycombe said.

“Surrounded by natural bushland and close to manicured parks, walking trails, boutique shops, cafes, cinemas and golf courses, Oxley continues to stand out as one of Brisbane’s most liveable suburbs.”

[smartcode_project:default project_id=149443 project_image_fid=355541]

<a href="https://www.apartments.com.au/project-marketer/colliers">Colliers</a> Residential Director Andrew Scriven said with a limited number of homes available, Songbird Terraces was attracting strong interest from families, upsizers, first home buyers and downsizers looking for quality, location and long-term value.&nbsp;

“Demand is high, supply is low, and the market is crying out for high-quality homes in established well connected areas like Oxley,” Scriven said.

“What was once seen as a compromise between a house and an apartment a townhouse has now become a lifestyle choice, more and more homebuyers are shifting their focus from traditional detached houses to modern, low-maintenance townhouses that offer greater value and convenience.

“As the city’s population grows and urban sprawl becomes less sustainable, Brisbane’s townhouse market is set to expand even further.&nbsp;

“There’s definitely a panic from buyers who’ve been pushed out of the house market but still want to stay in well-connected suburbs with great schools and amenities, they are worried they will miss out as property prices continually rise.”

[smartcode_project:default project_id=149443 project_image_fid=5238]

After eight years of calling Australia home, Agnes Skoraczewska and Matt Biskupski decided it was finally time to take the next step and purchase a home of their own. With property prices continuing to climb, the couple didn’t want to wait any longer and secured a three-bedroom plus multi purpose room townhouse at Songbird Terraces, locking in a fixed price ahead of their move in 2027.

“The truth is, we didn’t want to wait any longer,” Biskupski said. “Seeing what was happening in the market, we realised now was the right time to buy. It gives us peace of mind knowing we no longer have to worry about renting.”

When they discovered Songbird Terraces, the decision came easily.

“The area is lovely and quiet, yet still so close to the city, it’s the perfect balance for work and life,” Skoraczewska said. “It’s a place where we can recharge our batteries while staying connected to everything we need.”

[smartcode_project:default project_id=149443 project_image_fid=5237]

For Agnes and Matt, buying off the plan offered the ideal solution, the confidence of securing their dream home at today’s prices, and the excitement of planning for the future in a community that perfectly fits their lifestyle.

As the final residential precinct within the Songbird Oxley master plan, Songbird Terraces will continue to breathe new life into the area and help create a suburb destination rich in lifestyle amenity.

Colliers Residential Director Lily O'Connell said Songbird is positioned to take full advantage of elevated north and east-facing parkland views, the homes feature low-maintenance design and high energy efficiency to reduce ongoing costs while enhancing everyday comfort.

“And with an array of layouts, catering to a diverse range of lifestyles this is an offering for all,” O'Connell said.

“This is the final release in a masterplanned community that’s become one of Oxley’s most desirable addresses, offering a last chance to enter this community where opportunities are few and far between.”

The homes will be delivered by Clearcon Builders, specialists in premium townhome construction. They will commence construction before Christmas, and is aiming to complete the development in early 2027.

<h2>Songbird Terraces Snapshot</h2>

<ul>
	<li>34 architecturally designed 3 bedroom + multi-purpose room terrace homes.</li>
	<li>An array of layouts, catering to a diverse range of lifestyles.</li>
	<li>Perfectly positioned to take advantage of north and east views over park and bushland.</li>
	<li>A multi-purpose room, which can serve as a second living area, teen retreat, study or fourth bedroom.</li>
	<li>Designer kitchens featuring high quality engineered stone benchtops and European appliances.</li>
	<li>Spacious outdoor living areas and landscaped courtyards perfect for alfresco dining.</li>
	<li>Generous internal and external spaces, designed to take advantage of views overlooking park and bushland.</li>
	<li>Low maintenance, energy efficient &amp; two car accommodation.</li>
	<li>Access to a heated resort-style pool, outdoor entertaining terrace and beautifully landscaped gardens and park.</li>
</ul>

[smartcode_project_cta:default project_id=149443]

Songbird Terraces offer 34 architect-designed townhomes in private enclave, surrounded by bushland, parks and resort style amenity

Robert Projeski

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Robert Projeski

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