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The REIQ has begun a digital campaign to alert voters to the "threat" of Labor’s negative gearing reforms.
REIQ CEO Antonia Mercorella said the campaign, called Stand For Stability, "will educate voters about the true impact of Labor’s very damaging negative gearing reforms, an impact that will affect every member of the community through devaluing assets, rising rents and lost government revenue."
“Labor’s proposed changes to negative gearing will be disastrous, adding further pressure to our fragile housing market by pushing down house prices, devaluing people’s biggest asset – their home or their investment property – and pushing up rents,” Ms Mercorella said. 
She highlighted recent concerns that many people don't understand what the proposed changes to negative gearing are and the effect it will have. 
Notably recent research from SQM has suggested rents could rise as much as 22 per cent if the reforms are introduced. 
Ms Mercorella said, “the research is very clear, the economy is facing challenges and the threat to growth is real. Labor will worsen housing affordability for renters through these reforms. Further, if recent reports are accurate, it is clear their policies are based on misleading, inaccurate data.”
“Why would Labor add fuel to the fire with these massive changes to negative gearing structures and capital gains tax arrangements? It’s reckless,” Ms Mercorella concluded
The online campaign will include animated videos, social media tiles and long form articles leading viewers and voters to <a id="LPlnk900533" href="http://reiq.informz.net/z/cjUucD9taT0yMDM0MTExJnA9MSZ1PTUxMzY3MDk2OSZsaT0xODA1NTI3MQ/index" target="_blank" data-auth="NotApplicable">StandForStability.com.au</a>.
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j.ballantyne1990-6AQqhLzZaK

REIQ CEO calls Labor's negative gearing policy reckless and disastrous

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Shane Oliver, head of investment strategy and chief economist at AMP Capital, the first major economist to forecast cash rate cuts, has slightly shifted his view saying that we could see the first rate cut pushed back.
His original forecast of multiple 0.25% rate cuts was made back in the first week of December last year.
Since this point a number of economists and institutions have made similar forecasts, including Westpac's chief economist Bill Evans and Alan Oster, NAB's chief economist.
Oliver suggested the first cut would come around June.
Today he suggests it will now come later given some better than expected economic data.
In his original forecast the reasons he gave were a combination of "falling house prices, tightening credit conditions and constrained growth which will keep wages growth weak and inflation below target".
Shane Oliver said, "however, with the RBA still seeing the next move as being up it will take them a while to change their thinking so we don’t see rates being cut until second half next year."
"When it does start cutting the RBA will likely stick to 0.25% increments and since rate moves are a bit like cockroaches there is likely to be more than one." 
He recently revised his forecast.
In the latest weekly report he released Mr Oliver stated, "due to somewhat better economic data lately, tax cuts for low and middle income earners regardless of who wins the election and ongoing RBA optimism about the economy picking up, rate cut expectations have faded a little bit."
"However, while this could see the first rate cut pushed back out a bit we continue to see the RBA cutting rates twice this year as the housing downturn dampens economic growth and keep inflation below target for longer."
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Shane Oliver pushes cash rate cut forecast back to later this year

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A Derwent Valley home positioned on 4.26ha of bushland in Southern-central Tasmania has been recently sold for $380,000.
It was listed by Oriana Nowicki and Jake Towns from Petrusma Property Howrah.
Situated at<a href="https://www.realestate.com.au/sold/property-house-tas-lachlan-130530338" target="_blank"> 135 Jefferys Track, Lachlan</a>, the main house with upstairs area comes with sunroom, living, loft bedroom, meals and kitchen areas plus bathroom.
The adjoining turret offers a music room with cellar on the lower level, a private meditation room on the first floor, and an accessible rooftop with views over the valley. 
<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/2019/3/19/lachlan%202.jpg" alt="">
Other features include outdoor laundry with additional toilet, silvered pine studio, pickers hut with outer shed, veggie garden and dam.
It was only available to the market for the second time. 
Situated on the tourist trail of the Derwent Valley, Lachlan is an area with award-winning local wineries and just a short drive to local shops, cafes and restaurants. 
<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/2019/3/19/lachlan%203.jpg" alt="">
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Turreted Derwent Valley home with bush views sold for $380,000 

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The latest listing on prestigious Lindsay Avenue, Darling Point is the home of retired car dealer Laurie Sutton.
The luxury Michael Dysart-designed mansion home, set above McKell Park, was influenced by the design aesthetic of Kyoto's imperial palace built around an imposing two-storey atrium.
The five bedroom, seven bathroom home integrates with the natural environment.
Entry to the home is through a grand stone entrance and a panelled door made from zinc.
There is a heated swimming pool, with gun-barrel Harbour views, along with its lift accessed 10 car garage.
Alison Coopes at Alison Coopes Agency has given the home a $35 million price tag.
It has currently been on market for 35 days, for sale through an expressions of interest campaign closing April 17.
Last sold in 20007 the home traded for $18.25 million.
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Michael Dysart-designed Darling Point mansion listed

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Undeterred by its recent tech startup failures, LJ Hooker has announced the release of a tailored new tech platform that promises to lead the digital transformation of the real estate industry.
LJ Hooker chairman L Janusz Hooker said that, for clients, the propriety-built artificial intelligence platform enables a more transparent buying and selling process, maximising customer satisfaction.
He said that, for agents, the platform offers better efficiency and mobile capability, automating the hundreds of steps involved from appraisal to settlement.
Mr Hooker said that the technology is implemented first in LJ Hooker Avnu, before being expanded across the entire franchise network.
“Advancements in technology have now enabled us to build our platform,” he said.
“In particular, the commoditisation of AI and machine learning, spread of cloud computing and access to open source frameworks, and our ability to recruit top engineers with international experience building the tech infrastructure for the likes of Google, LinkedIn and Twitter.
“The modern-day consumer demands the products and services they consume be delivered in real time.
"It’s the right time for Australia’s largest asset class real estate, valued at $7.5 trillion, to deliver on that level of service,” he told an industry website, REB.
Meanwhile The Australian Financial Review has reported today that "several months of inactivity" had led to questions about the viability of the Avnu model, and its cost impact on LJ Hooker.
Hooker responded saying an Avnu office would only be opened in areas where an LJ Hooker franchise didn't already have a presence.
The first Avnu store in Neutral Bay replaced the terminated LJ Hooker Mosman franchise when its former principals moved to Ray White in 2017.
"It's a big investment to make, but we see a big return coming out of it, " Mr Hooker said.
Traditional agents spend approximately 30 percent of their time listing and selling, 30 percent on lead generation and 40 percent on administration tasks.
It is hoped the technology at LJ Hooker Avnu consolidates administration to just 15 percent.
<a href="/news/ljhs-avnu-ceo-chucks-in-job-to-become-domain-s-chief-customer-officer">Avnu lost its CEO Jason Chuck this week</a> in an unexpected disruption to the business rollout.
LJ Hooker's think-tank LJX-Lab previously developed an online and offline real estate agency model to work in partnership with the LJ Hooker business.
Named Settl, it was led by a start-up team staffed with people from Uber, Atlassian, Freelancer and Airtasker, but failed to succeed despite having been in development for 18 months.
LJX-Lab had been hoped to be in a unique position to develop and launch technology for the real estate industry.
LJ Hooker committed $100 million to establish a real estate startup incubator, with LJX-Lab's first development Real Edge, a digital learning and coaching platform that delivers LJ Hooker's training programs online.
 LJX-Lab had assembled an advisory board of business leaders, including:
<ul>
<li>Freelancer.com CEO, Matt Barrie (Sydney);</li>
<li>MD CSIRO Innovation Fund and &amp; Founder of Black Bird Ventures, Bill Bartee (Sydney);</li>
<li>Co-Founder and Principal of RFR Holding, Michael Fuchs (New York);</li>
<li>Director of Zoopla.com and former CEO of Countrywide Real Estate Group, Grenville Turner (London).</li>
</ul>
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LJ Hooker to pioneer artificial intelligence tech platform

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GUEST OBSERVATION
The national broadband network (<a href="https://www.nbnco.com.au/" target="_blank">NBN</a>) has been a major issue in federal election campaigns for close to a decade.
And the 2019 version of the NBN bears little resemblance to the futuristic, egalitarian earlier editions.
Despite years of controversy, cost over-runs, and delays, the coalition government says our <a href="http://mitchfifield.com/Media/MediaReleases/tabid/70/articleType/ArticleView/articleId/1688/NBN-marks-10-years-On-track-for-2020-completion.aspx" target="_blank">$50 billion national network</a> is finally nearing completion.
But Labor’s Shadow Communications Minister Michelle Rowland has <a href="http://www.michellerowland.com.au/media_release_labor_s_plan_to_improve_the_nbn_9_april_2019" target="_blank">set out some different priorities</a> should her party achieve government in the coming election. One of these is a “digital inclusion drive”, aimed at improving access to the internet for older Australians and low-income households.
In addition, Labor is making no immediate commitment to <a href="http://www.michellerowland.com.au/speech_address_to_commsday_summit_labor_s_responsible_plan_to_improve_the_nbn_9_april_2019" target="_blank">replacing copper connections with fibre</a>.
Instead, if elected, it will fund service and reliability fixes for those on the copper NBN, and impose service guarantees for small businesses and consumers. It will examine what has happened to the economics of the network, looking at its cash flow, pricing, capital structure, and future options for network upgrades.
Labor’s policy will disappoint those hoping for a fast-tracked return to <a href="http://ministers.treasury.gov.au/DisplayDocs.aspx?doc=pressreleases/2009/036.htm&amp;pageID=003&amp;min=wms&amp;Year=&amp;DocType" target="_blank">that party’s original (2009) vision</a> of high-speed fibre for (almost) everyone. But its 2019 plan is an important acknowledgement that network infrastructure is only one part of the NBN story.
Affordability and digital inclusion
The Australian Digital Inclusion Index (<a href="https://digitalinclusionindex.org.au/" target="_blank">ADII</a>) provides data on the affordability of internet services for Australians since 2014. It shows that recent, modest improvements seen by some households have been matched by declines in affordability for a number of Australia’s <a href="https://theconversation.com/digital-inclusion-in-tasmania-has-improved-in-line-with-nbn-rollout-will-the-other-states-follow-102257" target="_blank">more digitally excluded groups</a>.
The results for low-income households, single parents, people outside the labour force, Indigenous Australians, and people with a disability remain poor.
The good news for Australian consumers is that the <a href="https://www.accc.gov.au/publications/accc-telecommunications-report/accc-communications-market-report-2017-18" target="_blank">pricing of mobile services has improved</a>, reflecting competitive pressures and the reduced cost of delivery as a consequence of investment by network owners.
But when we look at fixed broadband services — the kinds of connections used by most households — recent price increases by NBN have led to a decline in the number of <a href="https://www.accc.gov.au/speech/nbn-affordability-a-growing-issue" target="_blank">low-cost plans on the market</a>. This change post-dates the most recent ADII report (2018), and the effects are beginning to work their way into the market.
Communications costs matter
Communications services have a knock-on effect in many other areas of life and work.
Access to high-speed broadband can reduce <a href="https://www2.deloitte.com/content/dam/Deloitte/au/Documents/finance/deloitte-au-fas-benefits-highspeed-broadband-v2-240914.pdf" target="_blank">the costs of using other services considerably</a>. This makes critical activities like banking, seeking government information, looking for work, or studying much easier.
But when we speak of the cost savings linked with online services, we need also to bear in mind the flip-side of those savings: the much higher costs borne by those, often less well-off, citizens who must access services offline.
If an individual on a low income lacks electronic access to banking or government information, the cost of commuting to do these things in person can be prohibitive — and especially so for Australians living in <a href="https://www.communications.gov.au/publications/2018-regional-telecommunications-review-getting-it-right-out-there" target="_blank">remote or regional areas</a>.
For children at school and adults in education or training, a lack of access to the internet means many will <a href="https://www.propertyobserver.com.au/https://apo.org.au/node/221806" target="_blank">fall behind their peers</a>, as access to educational materials and online content becomes a core part of the modern education experience. This has implications for Australia’s ability to take advantage of the next wave of digital transformation.
Expensive for everyone
The costs of inequitable internet access are directly felt by many families, but the broader costs are borne by society.
And so digital exclusion now has the potential to be a drag on Australia’s economic growth and productive potential for decades to come.
For individuals, conducting activities offline may be time-consuming and expensive. But that’s also true for the government. It’s estimated that even taking half of government services online would <a href="https://www2.deloitte.com/content/dam/Deloitte/au/Documents/Economics/deloitte-au-economics-digital-government-transformation-230715.pdf" target="_blank">save around A$20 billion</a>.
Aside from the costs of lower productivity, economic growth and tax receipts, inequitable access means that the material savings from automated services may never be realised.
Affordable access to broadband also supports the cost effective delivery of core government and other services – such as <a href="https://www.who.int/goe/policies/countries/aus__support_tele.pdf" target="_blank">health</a> – to regional and remote locations.
Although addressing inequitable access will involve costs in the short term, effective policy measures to improve affordability are likely to generate considerable national benefits.
How to improve affordability
At this stage Labor is not saying what it might do to improve internet affordability for low-income households.
The idea of writing down the NBN has been <a href="https://www.smh.com.au/business/companies/there-s-a-big-obstacle-to-an-nbn-write-down-and-it-s-in-the-billions-20190213-p50xhn" target="_blank">widely discussed</a>. It does, however, have serious implications: it will be very costly to taxpayers.
It will also limit the ability of the NBN to invest in future network upgrades and threaten the economics of uniform national pricing, the NBN’s key promise of equity for regional and remote Australia.
That could mean a return to the pre-NBN communications landscape, with regional and remote Australia relying on increasingly obsolete communications infrastructure while metropolitan Australia moves ahead.
A direct increase in cash payments is likely to improve living standards materially for those in poverty, but more money for low income households doesn’t necessarily mean that broadband will be within their reach.
The creation of a concession at a retail level would make the telecommunications companies responsible for selling products at a cheaper rate, which in an era of <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2019-02-14/telstra-profit-tumbles-as-nbn-continues-to-drain-revenue/10810552" target="_blank">reduced margins</a> appears unlikely to occur.
Also, a series of retail concessions can lead to consumer confusion, as the scope of each scheme and the discounts on offer vary wildly. We’ve seen these problems in the <a href="https://www.accc.gov.au/publications/restoring-electricity-affordability-australias-competitive-advantage" target="_blank">energy sector</a>.
Another option is to create a wholesale concession, a measure that has been promoted by <a href="http://accan.org.au/no-australian-left-offline" target="_blank">consumer advocates</a>. This would involve the government paying NBN to put a wholesale product into the market that retailers could purchase and retail to low income households.
A nationally uniform concessional service would allow retailers to compete in offering affordable services to low-income households, boost NBN take-up and consequently its revenue and financial viability.
Focus on inclusion
While the introduction of a concessional arrangement would involve government picking up a part of the tab for service delivery, it offers sizeable benefits.
By ensuring NBN access for low-income households, the government avoids forgoing a large proportion of the savings that should accrued from the digital transformation of government services (and the benefits to be gained from improving services).
It would also prevent a lower take-up of NBN services and revenues. Without such an arrangement, questions will continue to be raised about the financial viability of NBN, its repayment of outstanding debt to government and whether there needs to be a write-down.
The take up of broadband has <a href="https://doi.org/10.1787/5k9bcwkg3hwf-en" target="_blank">historically seen improvements</a> in average household income, productivity, and the creation of new kinds of work and services.
In order to maximise the benefits of the current wave of digital change, we’ll need a broader public debate, that goes beyond the relative merits of fibre and 5G.
Policy will need to address the challenge of affordability, invest in digital literacy, and ensure that all Australians can access the services that they need.
While there are many improvements that can and should be made to our national network infrastructure, a focus on the larger problem of digital inclusion is both welcome, and overdue.<img src="https://counter.theconversation.com/content/115135/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" style="border: none !important; box-shadow: none !important; margin: 0 !important; max-height: 1px !important; max-width: 1px !important; min-height: 1px !important; min-width: 1px !important; opacity: 0 !important; outline: none !important; padding: 0 !important; text-shadow: none !important;">
Julian Thomas, Professor of Media and Communications; Director, Social Change Enabling Capability Platform, RMIT University
This article is republished from <a href="http://theconversation.com" target="_blank">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/labor-will-prioritise-an-nbn-digital-inclusion-drive-heres-what-it-should-focus-on-115135" target="_blank">original article</a>.
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Labor will prioritise an NBN ‘digital inclusion drive’ – here’s what it should focus on

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New data from the rental property website Rent.com.au has revealed what’s on the minds of renters ahead of the 2019 Federal Election. 
Results from the March election survey indicated that a significant group of Australia’s renters are generally undecided voters, indicating the opportunity available to the various parties if they can clearly articulate their policies.
“Having nearly 70% of our renting population unsure of who to vote for was a surprise to me,” said Rent.com.au CEO Greg Bader (pictured above).
“Maybe it shouldn’t have been, given the recent, relatively unstable nature of federal politics. 
“We have all major parties talking about their potential changes (or lack of changes) to some of the core elements that promote investment in properties such as capital gains tax and negative gearing, yet they do not seem to be able to articulate clearly how this will affect renters: will there be more choice; will prices go up or down? These are the things that the renting (and wider) population would like to know”.
<img src="https://www.urban.com.au/images/2019/4/3/renter%201%20.png" alt="">
Source: rent.com.au
“Given that one-third of the population rents, the responses to this question go broader than renting issues and show that the various political parties still have an opportunity to make a significant difference in the upcoming election. Especially given the number of marginal seats and the rise of independent candidates in our political system,” said Bader.
“To me the message is very clear, renting voters want politicians to be more open and honest with them by explaining their policies (and the reasons) clearly. Renters know that both State and Federal Governments have the power to change policies and legislation that will have significant and lasting impacts on their lifestyle, so for our Federal politicians – speak clearly please. 
“One of the real structural issues in our market (and somewhat unique in the world) is that most of our renting stock is held by private investors with one or two properties – i.e. ‘mums and dads’ whereas other markets have managed to create environments with a diversity of stock. So we would encourage the Federal government, from whichever side of politics, to keep pushing through changes to encourage the ‘build to rent’ industry.”
The perception is that things aren’t getting better for renters 
Asked about change in the political climate for renters since the last election back in 2016, responses were concrete; 83% reported that they felt no improvement in the renters’ lot. 
“We (as an industry and as a community) need to understand that one in three of us rents and that proportion is growing,” Bader said. “What tenants want is a place to live – a home – and the ability to treat that property as their home. Lease security and flexible lease durations are all major issues that renters face.”
<img src="https://www.urban.com.au/images/2019/4/3/renter%202.png" alt="">
Source: rent.com.au
“Our research shows that 80% of renters feel they have not been acknowledged by major political parties in the lead-up to the 2019 Federal Election. This is an opportunity for our Federal politicians to secure renters votes through policies that can be simply explained including what expected impacts they will have. 
“We also know that State Governments play a significant role with renting legislation. In fact, most states have passed (or are in the process of passing) changes to the Residential Tenancies Act which have been designed to strengthen renters’ rights, better protect vulnerable tenants and enable people to turn the house they rent into a home, for example. Surprisingly, some 70% of respondents were not actually aware of the changes happening in their states so there is also an opportunity to communicate some of the excellent work underway.”
Affordability still an issue, but a growing market wants to rent 
Bader said: “While we’ve recently seen an increase in the amount of people choosing to rent for lifestyle purposes (the ‘practical renter’), our survey found that affordability was still a significant driver.” 
“The renting demographic in this country is on the rise and pretty consistent with global trends. Australia’s 7 million renters make up a significant proportion – around 30% of the total population and this number is steadily increasing. It’s a growing market, and one in need of advocacy and recognition.”
<a href="https://www.propertyobserver.com.au/images/2019/4/3/renter%203.png" target="_blank">Click here </a>to enlarge: 
<img src="https://www.urban.com.au/images/2019/4/3/renter%203.png" alt="">
“We know from our research and work with our customer base that yes, affordability is still an important factor for many (especially the last few years in Sydney and Melbourne, and more recently in Hobart). We are also seeing that people enjoy the flexibility (lifestyle, location) that renting can offer – in fact, about 25% of our customers indicate they currently own an investment property but live elsewhere (rentvestors) or are currently saving to purchase a property they don’t intend to live in.
“In Australia, we’re starting to see increased momentum in the vocalisation of renters’ needs. This has undoubtedly been caused by factors like housing affordability issues, job mobility, lifestyle and investment preferences.
“In our own business, we’ve seen huge growth in the number of renters (more than half a million) who have gone to great lengths to stand out by creating a Renter Resume on rent.com.au, so there’s a real need there to ensure this important demographic is heard. Political parties ignore renters at their peril.”
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Who Aussie renters are voting for this election

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The Melbourne developer Larry Kestelman plans to demolish a $9 million Williams Road, Toorak house, and an adjacent block on Bruce Street, to construct a 20 apartment complex.
No architect has yet been appointed.
The location is opposite Como Park and the Royal South Yarra Lawn Tennis Club.
Abercromby’s Real Estate secured the sale of 300 and 300a Williams Road.
It is a block of 1123 square metre.
Tim Derham and Sam Goddard of Abercromby’s Real Estate had four bidders, all developers, compete, drawn by the lack of heritage restrictions.
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Larry Kestelman plans a boutique Williams Road, Toorak apartment  complex

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Palazzo, a waterfront Sydney Habour residence with harbour views, has hit the market.
The two storey home has been offered by The Agency's Michael Rava and Scott Thornton. 
Positioned in Birchgrove's most exclusive cul-de-sac, <a href="https://theagency.com.au/16581/99-louisa-road-birchgrove" target="_blank">Palazzo at 99 Louisa Road</a> comes with two bedrooms, separate home office or third bedroom, and entertainer's kitchen.
Other highlights include wide alfresco terrace, C-bus Smart home control, permanent mooring with private jetty and boat pen, and auto lock up garage. 
It has been scheduled for auction on April 18. 
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Birchgrove harbourfront home Palazzo to go to auction 

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A Don Pancho Beach resort, located at the gateway to the Southern Great Barrier Reef on the Coral Coast of Queensland, is for sale.
Situated in Bargara, a seaside town 14 km east of Bundaberg, the multi-level Mediterranean styled resort complex is rated 3.5 stars.
Set on 3,940 sqm the freehold beachfront site has a frontage to Kellys Beach, and is positioned opposite the Bargara Golf Club.
Comprising 44 self-contained units (including a 2-bedroom manager’s residence), the resort complex also features a restaurant, conference room, undercover car parking, swimming pool, BBQ area, and halfcourt tennis court.
CBRE Hotels who hold the listing stated there is "significant value-add opportunity for owner operators and developers alike," as well as a "genuine scarcity of quality beachfront redevelopment sites in the area.".
The listing notes there is potential to renovate and reposition the existing product or redevelop the large footprint and establish a new plan with modern beachfront villas or strata title apartments and sell down subject to council approval.
<div> </div>
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Don Pancho Beach Resort in Bargara, QLD listed for sale

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

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

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

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

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

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