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The days of residential yields returning towards 10% have well and truly passed thanks to the current boom, according to a recent Herron Todd White (HTW) residential report. 
The valuation firm took a look at rental yields across the nation.
"So, what can your investment dollar buy?
"Currently, inner-city Hobart has a unit at 1 Collins Street (pictured below) for sale at $850,000," the valuation firm said. 
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/11/4/hobart.jpg" alt="">
Rented at $775 per week this reflects a 4.74% return.
Or perhaps for the budget conscious a serviced apartment style motel room at 156 Bathurst Street (pictured below) is being marketed with a 6% return.
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Further from the city in Glenorchy, a two-bedroom, one-bathroom unit with carport in Lucia Court is offering 6.1%.
For the institutional buyer, there has been a sale of an eleven unit complex in Kingston for $2.75 million being eight two-bedroom, one-bathroom and three three-bedroom, two-bathroom units returning 5.63%.
"Up north in Launceston similar yields are available," the valuation firm said. 
Looking at the inner city, a walk-up two-bedroom unit at 43-47 Elizabeth Street (pictured below) rented at $350 per week is currently being marketed at $349,000 reflecting a 5.21% return.
<img src="https://www.urban.com.au/images/2019/11/4/launceston%201.jpeg" alt="">
Or for that budget buyer again how about a 36 square metre motel bedsit for $158,000 with a (net) return of towards 7%.
"In Parklands Parade, Newnham you can secure a two-bedroom, one-bathroom 1990s unit with carport for $189,000 returning 6.9%," the valuation firm continued. 
"And the institutional buyer? There has been a sale of eight new strata titled units in Hortus Place, Newnham for $2.25 million, all two-bedroom, one-bathroom with floor plates between 91 and 98 square metres." 
The sale reflected an adopted yield of 5.55%.
On the north-west coast, this month saw the sale of two new units in Nairana Place, Shorewell Park, Burnir for $550,000, comprising a two-bedroom and a three-bedroom, both one-bathroom with garage.
The sale showed an adopted yield of 5.48%.
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j.ballantyne1990-6AQqhLzZaK

Tasmania residential yields returning towards 10%: HTW residential 

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Despite the rebound in housing market activity and existing dwelling prices seen over recent months, we should not be expecting a sudden rebound in the new construction apartment market, according JLL.
Conditions will remain tough for developers in the short-term, particularly in Sydney and Melbourne as the tail end of the last construction cycle is absorbed, JLL's 3Q 2019 Apartment Market Reports said.
Nevertheless they said, these challenges will see supply continue to fall sharply over the next few years and will see the major markets move into under-supply progressively over the next 12-24 months.
"The recovery in existing property demand and prices is great for confidence in the broader market," JLL’s Head of Residential Research - Australia, Leigh Warner said. 
"However, this is likely to level out a little over the next couple of quarters, as more vendors are attracted back into the market. The recovery in investor demand is also likely to stay more muted than for owner occupiers and this remains an important source of demand for the new apartment market.
"Demand for new apartments will improve somewhat, but pre-sales rates will stay relatively slow. Developers are still competing against residual un-sold stock in recently completed projects, which in many cases are heavily discounted or offering other incentives to buyers."
"The good news is that with strong population growth and new completions still falling sharply, the process of consuming this residual stock will be reasonably quick. The timing of this process will be slightly different in each market due to all having slightly different construction cycles, but by mid-2021 we expect all the major markets to be either back in, or very close to, a position of under-supply again."
JLL data showed that the number of apartments under construction in the inner-city regions of Australia’s six major capital cities fell a further 5% in 3Q19 to 37,500 apartments and was down 23% over the past year and over 30% from its peak.
However, JLL said that perhaps the strongest sign of the decline that is still to come in apartment construction is the decline in the number of apartments being actively marketed. This fell a further 19% in 3Q19, to be 42% below a year ago and around 63% below its peak level. This decline has been felt across all monitored markets, but has been most severe in Sydney where it has fallen 54% over the past year and 80% from its peak level.
According to Warner, Brisbane is likely to be first into the next cycle.
"Brisbane supply peaked way back in 2016 and is more advanced in the process of absorbing residual stock. Construction will be particularly low in 2020 and 2021. At the same time, underlying demand continues to pick up as regional population growth increases and some large inner city infrastructure projects boost economic activity and lure construction workers to the region. A tightening of the market is already evident in the rental market, where upward pressure on rents have already re-emerged."
Melbourne and Sydney are likely to take a little longer to tighten up., he said.
"Melbourne’s very strong population growth will help with consumption of stock, but construction has been very concentrated in and around the CBD and there are some very large projects recently completed or soon to complete that still have a large amount of stock to be absorbed first," said Warner.
"In comparison, Sydney’s construction cycle was much more decentralised and only reached a peak much more recently. As such, residual stock to be absorbed is more spread across the entire Greater Sydney area and will take a little longer to work through. The recent building defect issues have also affected buyer confidence in the market. With a lot more choice in the market, we think buyers will gravitate to both the best locations and to projects with more widely recognised developers and builders."
"Perth’s housing market remains soft, but there is increasing optimism that better times are ahead. Improved local economic and population growth over the next few years should boost underlying demand growth, while lower interest rates and easier credit should also lure some buyers out of the rental market that have been holding off for prices to stabilise. Similarly, apartment prices are lower than they were a decade ago in Perth and this affordability and improving market outlook may attract a little more investor interest."
"Neither Adelaide nor Canberra have historically had significant apartment markets, but apartment living has started to take off in both markets over recent years. Supply levels remain elevated in both markets, which will put some moderate pressure on pricing ahead, but solid economic prospects and improved market sentiment after the interest rate cuts and easing of credit constraints is likely to mean a shallow downturn for Adelaide and Canberra. Further, smaller owner-occupier focused stock is likely to continue to hold up well."
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Conditions will remain tough for apartment developers for now: JLL 

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The Newcastle/Hunter area has a range of yields with the general figures sitting between 3.5% and around 6%, according to the latest Herron Todd White (HTW) residential report. 
The valuation firm took a look at rental yields across the nation.
"When discussing yields and property investments, you can break it into bite size chunks and compare the yield aspect of property versus the end capital growth," the valuation firm said. 
"Each has their benefits in the property realm and it all depends on what type of investment you require. Like all good investments you must find what works best for you in each situation.
"At the lower end you find the yields averaging around the 3.5% mark. These are the investments that are good quality properties in desirable locations which are steady and safe and in demand tenancy wise.
"Here these types of investments usually have strong capital growth and appreciation on the property.
"Basically, not huge amounts of income (or cash flow) but good solid capital growth figures generally."
The firm suggests that suburbs such as Hamilton and surrounds, Georgetown and New Lambton are examples.
"At the upper end, you find the 6% and above yields," it said.
"The higher the yield, the riskier the investment becomes, mainly because you take on more risk with the reward of higher cash flow.
"The capital growth is also usually more stunted as the yield stream is the main driver in these types of investments.
"As with any greater risk and greater reward style scenario, there is much less stability and potential for a negative effect resulting from outside forces.
"We are also finding more dual occupancy and ad-hoc boarding or student style housing that do have higher yield potential. But on the back of this greater reward comes the potential for problems which can include planning, zoning and ongoing maintenance issues. "
At any stage the property could become non-compliant with costly remediation works on the cards to rectify the issues, the report warns.
It notes any unplanned costs associated with investment properties is never ideal and something that needs to be factored into any planning for would be investors.
"We’ve seen plenty of new construction in the area to include a main house at the front of the site with a newly constructed granny flat at the rear. These are becoming common sights during our valuation runs," the valuation firm added. 
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Newcastle upper end market sees 6% and above yields: HTW residential 

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NCAR and IAG have released a report examining current and future climate change impacts on the Australian climate and weather extremes that produce significant property, personal and economic damage and hardship.
When examining the effected areas of tropical cyclones (TCs), they found there has already been a southward shift of the regions where tropical cyclones reach peak intensity and this is expected to continue.
Tropical cyclone risks are expected to increase most rapidly in the south-east Queensland / north-east NSW regions, followed by the coastal districts south of Shark Bay in Western Australia.
The world has entered a new era of global TCs in which economic and insured losses are doubling every 15 years.
A frequent problem in Australia is bushfires and according to the latest trends in fire danger indices, they are likely to increase in almost all locations nationally, leading to more frequent and extreme events, and longer fire seasons.
The rate of increase varies by location and will depend on weather system changes and site specific factors at regional scales, which means different regions may see different impacts on property values.
"Sea level rise is expected to accelerate around the Australian coastline but at differing rates. It is notable that past assessments of sea level rise are lower than those that recent observations show," the report said.
"Areas at risk of large and giant hail should progressively shift southwards, with the largest increase in risk likely to be in the region inland from the Hunter River south through the central and southern New South Wales highlands and central to eastern Victoria."
A note which hold both potential and danger for property values is that intense short duration rainfall is expected to increase almost everywhere in Australia, resulting in more frequent flooding in urban areas and in small river catchments. 
However this may lead to increase rainfall in drought-ridden areas of Australia which could positively effect property values particularly of the agricultural variety.
To read the full report click <a href="https://www.iag.com.au/severe-weather-changing-climate" target="_blank">here</a>.
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How are Australia's changing weather extremes going to affect real estate?

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A Wollongong apartment has been re-sold for $5.85 million.
The Illawarra district property had been the most expensive property of 2017 in the region when 11/72 Cliff Road, Wollongong sold for $3,793,000.
The oceanfront penthouse contains four bedrooms and two bathrooms.
It occupies the entire sixth floor of the east tower in the 33-apartment luxury development The Esplanade.
The 11/72 Cliff Road apartment was initially listed off-the-plan for $4.5 million in 2015.
Rob Austin from Harrison Property was the selling agent of both sales.
It has been sold to a Sydney buyer who was from Wollongong.
It has an internal floor space of 275 square metres plus 225 square metres of balconies, a five-car garage and lock-up storage.
The Esplanade is a dual-tower complex built on the former Villa Maria nursing home site.
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Wollongong apartment resold for $5.85 million

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The former Century 21 Wollongong real estate agent Hakan Kutup faced Wollongong Local Court yesterday.
Kutup faced court on fraud allegations.
He has been charged with 27 offences. 
Lake Illawarra detectives, with the assistance of the Office of Fair Trading, commenced an investigation in August into the alleged actions of Kutup.
Hakan Kutup, formerly of Century 21 Ultimate Wollongong, told the local paper, The Illawarra Mercury he would be fighting the charges in September.
Lake Illawarra detectives allege Kutup, 53, made false documents that claimed he had sold numerous properties and as a result would be entitled to the commission.
The alleged false documents included photo-shopped emails and letterheads purported to be made from solicitors and conveyancers located in the Illawarra, police allege.
They also include fabricated contracts of sales, fabricated agency agreement documents, false signatures and false bank deposits for the business that ran out of 4/ 74 Kembla St, Wollongong after being set up in 2009.
The documents were allegedly submitted to Paidonexchange Pty Ltd - a business that, for a fee, provides real estate agents their entitled commissions from the property up front, removing the need for the real estate agent to wait for the settlement.
As a result Kutup "made a total financial advantage of $263,755", police say.
They allege they also uncovered that Kutup misappropriated funds from a sale trust account to the amount of $220,515.
He was charged with 12 forgery offences, 12 fraud offences and three counts of fraudulent conversion of money.
Kutup was granted strict bail. 
The former Wollongong real estate agent, who faced court for the first time yesterday, had been a director at HKJS Holdings Pty Ltd (in liquidation) that formerly traded as Century 21 Ultimate (Wollongong).
In mid 2018 Century 21 removed HKJS of their C21 franchise with liquidation records suggesting the C21! HQ was owed $85,000.
The ATO was owed $185,000.
Kutup had previously worked at Park Trent.
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Former Century 21 Ultimate Wollongong estate agent Hakan Kutup on PaidOneExchange commission fraud charges

A glamourous Sydney CBD office suite has sold for $890,000

The 37 sqm office last traded in 2013 when bought for $375,000 by chemical supplies executive Michael Snounou, who is facing trial for allegedly importing methamphetamine ingredients.

Snounou was committed last month to stand trial for 32 offences but is yet to enter a plea.

Snounou’s tenant at the 350 George St premises is the Robb Report, the luxury brand magazine publisher.

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When the ANZ secured permission to auction the heritage-listed property, the NSW Supreme Court was told there was expected to be a surplus from the sale.

It was listed through Belle Commercial agent Andrew Vines who expected buyers to pay around $25,000 per square metre.

The result was closer to $24,000 per sqm.

Some 10 contracts were issued. The net proceeds will be held by the NSW Trustee and Guardian until further order.

The 1870s building was designed in the Federation Romanesque style.

&nbsp;

The 37 sqm office last traded in 2013 when bought for $375,000 by chemical supplies executive Michael Snounou, who is facing trial for allegedly importing methamphetamine ingredients.

Michael Snounou's luxury George Street office sells 

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The Gold Coast’s exclusive beachfront street Hedges Avenue has experienced a surge in sales.

The street known as Millionaire’s Row has seen eight beachfront homes change hands in 2019 compared with two in 2017 and 2018. 

Sales so far this year have included:

<ul>
<li>97 Hedges Avenue: a four-bedroom home that sold for $5.6 million</li>
	<li>223 Hedges Avenue: a five-bedroom home that sold for $6.325 million</li>
	<li>99 Hedges Avenue: a three-bedroom home that sold for $6.395 million</li>
	<li>19 Hedges Avenue: a five-bedroom home that changed hands $4.725 million.</li>
	<li>215 Hedges Avenue: a five-bedroom home that sold for $4.9 million</li>
	<li>49 Hedges Avenue: a vacant lot that sold for $4.2 million</li>
	<li>95 Hedges Avenue: a three-bedroom home that sold for $4.8 million</li>
	<li>135 Hedges Avenue: a four-bedroom home that was listed for $5.595 million, and is now under contract.</li>
</ul>
Agent Luke Henderson from John Henderson Professionals Mermaid Beach said prestige buyers were feeling confident about the economic future of the Gold Coast and the city’s property market.

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Henderson said there were now two more Hedges Avenue properties listed for sale including 111 Hedges Avenue, which has been put on the market by Scott Headland, who is a prominent figure in Queensland’s shopfitting industry.

Henderson said the sprawling, two-storey, six-bedroom home on the beachfront at 111 Hedges Avenue, Mermaid Beach was the stuff of dreams.

Sitting on a 769 square metre property, the two-storey home features 19m frontage to the beach, an 18 metre lap pool, spa, gym, study, home office, kids retreat, a bar and a chef’s kitchen.

“Little Dune”, which sits in the heart of the Gold Coast’s Millionaire’s Row, carries a price tag of $9.95 million.

The home’s master suite, which includes an ensuite, spa and walk-in robe and private balcony, directly faces the ocean, which is only metres away.

<img alt="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/10/30/PRINT_HAWA6167_21.jpg">

[smartcode_project:default project_id=6999]
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The Gold Coast's 'Millionaire's Row' Hedges Avenue experiencing a surge in sales 

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A strong pipeline of projects underway or yet to commence is creating a new air of expectation of improvement in Townsville, according to a recent Herron Todd White (HTW) residential report. 
The valuation firm took a look at rental yields across the nation. 
The report notes Townsville currently offers some good yield investing opportunities with a median house price of $320,000 as at June 2019 and the current trend median rent for houses at $360 per week.
The rental market tightened significantly following the February floods and although it has now eased somewhat, it remains tight, trending at under 2% vacancy according to our latest rent roll survey.
"We are seeing anecdotally increased investor interest including some investor groups acting on behalf of buyers seeking properties offering good yield returns and capital growth potential," the valuation firm said. 
In the current market, units are generally seeing higher yield returns due to the lower buy in cost and the trend median rent of $285 per week as at June 2019.
"We have seen some evidence of yields over 8.5% being achieved for houses in areas within the 4815 postcode due to the low buy in cost and the current rent being achieved on the back of the tighter rental market," the valuation firm added. 
The report notes house located closer to the city centre are typically showing lower yields due to the higher buy in cost, however the potential for capital growth in these areas in the shorter term is also more positive.
"Overall there are many suburbs throughout Townsville where solid yield investing options are available, particularly if not seeking short to medium term capital growth, however it is important to note that yields will vary based on demand and supply in the rental market and therefore it is important to take into consideration buying an investment property that will appeal to a wide range of potential renters." 
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Townsville rental market remains tight: HTW residential 

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Construction has commenced at QM Properties' luxury riverside project, Anthology New Farm, following $19 million in sales.
It includes the sale of all three penthouses, with the highest priced selling for $1.88 million.  
QM Properties has appointed McNab Constructions to build the Rothelowman designed building.
Located on tree-lined Moray Street, the building is expected to be complete by late 2020.
QM Properties Development Manager Glenn Rix said Anthology, which is six residential levels plus roof top facilities, comprises just 26 residences.
It is the first medium rise project to commence construction in New Farm this year.  
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/10/30/Anthology_Interior_Penthouse_Living_R005.jpg" alt="">
"Anthology has appealed to owner occupiers looking to live in a boutique building in one of the most sought-after suburbs in Brisbane," Rix said.
"To achieve over 60% pre-sales before commencing construction is an excellent result."
Rix said QM has partnered with McNab Constructions because the company has an enviable reputation for delivery of high quality product across multiple market segments. 
A mix of three bedroom apartments remain for sale from $1,125,000.
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Anthology New Farm commences construction with $19 million in sales

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.

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Colliers Queensland Residential Director Andrew Scriven said the convergence of these projects is creating a clear window of opportunity for both developers and buyers.

"From 2027 onwards, the market will shift dramatically," Scriven said.

"Labour will increasingly be locked into government-led infrastructure and Olympic projects, which means private residential developments will face higher costs and tighter margins. The developers who move now are the ones most likely to get projects off the ground."

Scriven said the same dynamic would also affect buyers, with fewer apartment projects expected to launch once construction capacity tightens.

"If you're looking to change your lifestyle over the next five years, now is your window of opportunity to buy."

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Developers are already positioning themselves ahead of that window.

Following the success of Monarch at Toowong, Consolidated Properties is preparing to launch two new Brisbane apartment projects in the second half of 2026. They include <a href="https://www.apartments.com.au/new-apartments/gloriette-30-bedivere-street-yeerongpilly-qld-4105">Gloriette</a> at Yeerongpilly Green, a 25-storey tower within one of Brisbane's key Olympic precincts, and <a href="https://www.apartments.com.au/new-apartments/castile-47-skyring-terrace-newstead-qld-4006">Castile</a>, a recently approved 25-storey riverfront development at 47 Skyring Terrace in Newstead.

Hutchinson Builders will deliver both projects, with early works already underway at Yeerongpilly and Newstead expected to commence later this year.

The timing comes as Brisbane's fundamentals continue to strengthen, with strong interstate migration, population growth and vacancy rates remaining below 1.5 per cent.

Colliers Queensland researcher Pragya Sharma said Greater Brisbane is forecast to require around 40,000 new apartments between 2021 and 2031.

"There's a real mismatch emerging between when housing is needed and when it will be feasible to build," Sharma said.

"As a result, the period leading up to 2027 presents a key window of opportunity for developers to secure approvals, funding and construction capacity, while buyers will have greater choice before supply constraints intensify."

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

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

It's taken less than nine months for developer Sherpa Property Group to sell out all 51 apartments in its <a href="https://www.apartments.com.au/new-apartments/flourish-oasis-palm-beach-7-9-sixth-avenue-palm-beach-qld-4221">Flourish Oasis</a> development in <a href="https://www.apartments.com.au/developments/palm-beach-qld-4221">Palm Beach</a>, over a year before its anticipated completion.

&nbsp;

Located at 7-9 Sixth Avenue, the $67 million development has resonated strongly with both local owner-occupiers and downsizers seeking high-quality apartments within walking distance of the beach, dining precincts and everyday amenities.

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Christie Leet, Founder of <a href="https://www.apartments.com.au/developers/sherpa-property-group">Sherpa Group</a>, said the sell-out reflected both the strength of the Palm Beach market and the success of Sherpa's community-first approach to development.

"The sell-out of Oasis is a fantastic outcome and reinforces the strong demand we're seeing for thoughtfully designed apartments in lifestyle locations," Leet said.

"From the outset, our vision was to create a development that genuinely enhanced the Palm Beach community while providing residents with exceptional homes and wellness-focused amenities.

"We've been incredibly encouraged by the level of local support throughout the campaign, 72.5 per cent of buyers are locals, with a significant proportion of purchasers choosing Oasis as their future home rather than an investment."

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Construction is now progressing following development approval, with trusted builder LPS Group delivering the project and completion anticipated in Q3 2027.

Oasis forms part of Sherpa Group's successful Flourish collection, which has become recognised for its focus on wellness, community and elevated coastal living.

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Residents will have private access to a rooftop amenity space featuring a pool, gym, sauna, steam room, hot and cold plunge pools, spa and barbecue facilities.

"The success of Oasis demonstrates that buyers continue to prioritise quality, location and lifestyle," Leet said.

"We are proud to have delivered a project that has resonated so strongly with the market and look forward to bringing Oasis to life for our future residents."

Sherpa recently launched <a href="https://www.apartments.com.au/new-apartments/flourish-soleira-palm-beach-1150-1160-gold-coast-highway-palm-beach-qld-4221">Flourish Soleira</a>, its third instalment of the Flourish brand in Palm Beach following Flourish Oasis and <a href="https://www.apartments.com.au/new-apartments/amargo-6-12-sixth-avenue-palm-beach-qld-4221">Flourish Amargo</a>.

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Sherpa sells out Flourish Oasis in booming Palm Beach

Urban Property Group's <a href="https://www.apartments.com.au/new-apartments/la-vera-macquarie-park-94-talavera-road-macquarie-park-nsw-2113">La Vera</a> is leading the next phase of Macquarie Park's residential evolution, with the new apartment development set to become the first of several new apartment projects in the precinct to complete.

The 169-apartment building has now topped out ahead of its scheduled completion in the third quarter of 2026, as new residential investment continues to reshape one of Sydney's largest employment hubs into a true mixed-use precinct.

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Cox Architecture has designed La Vera to capture the best of its unique positioning on Talavera Road, orienting the building towards Lane Cove National Park.&nbsp;The building features a sculpted northern façade with flowing curves inspired by the surrounding landscape, while its city-facing elevation adopts a more structured architectural expression to maximise skyline views.

"The vision for the project was to conceive a building that adopted an organic and curvilinear form to the northern portion that faces the Lane Cove National Park," <a href="https://www.apartments.com.au/architects/cox-architecture">Cox Architecture</a> Director Felipe Miranda said.

"The residents that reside in the northern portion of the building benefit by having beautifully crafted curved balconies that speak to the natural context and heighten the relationship of their internal living spaces to the external balconies."

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La Vera offers a diverse mix of one, two, three, and four-bedroom configurations, with prices currently starting from $740,000. Buyers so far have been a mix of Sydney-based investors,&nbsp;metro commuters, owner-occupiers and downsizers from surrounding North Shore suburbs.

Both investors and owner-occupiers have been drawn to La Vera's proximity to Macquarie University, Macquarie University Hospital, Macquarie Centre and the Sydney Metro, infrastructure that supports both strong rental demand and a convenient lifestyle for residents.

The apartments feature full-height glazing, timber flooring throughout living areas, stone kitchen benchtops, SMEG appliances, floor-to-ceiling bathroom tiling and ducted air conditioning.

Residents will have access to a rooftop recreation level featuring a swimming pool, sauna, barbecue facilities and landscaped relaxation areas, complemented by additional communal space at ground level. Many apartments enjoy uninterrupted views across Lane Cove National Park, reinforcing the project's connection to its natural setting.

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<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a>, a family-owned developer and builder with nearly four decades of experience, holds a 4.5-star iCIRT rating and was Australia's first developer to introduce 10-Year Latent Defects Insurance (LDI). La Vera is the first apartment development in <a href="https://www.apartments.com.au/developments/macquarie-park-nsw-2113">Macquarie Park</a> approved to offer the additional insurance protection, alongside a five-year warranty on SMEG appliances.

Urban Property Group CEO Patrick Elias said the additional protection reflects changing buyer expectations in the off the plan market.

"Consumers are a lot more weary and a lot more concerned in buying off the plan than they ever have been. Having LDI is a tool to portray the confidence that we have in our product, and a confidence we want buyers to share," Elias said.

Following completion of the building later this year, buyers will move into their apartments well before Christmas.

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