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A mortgagee's Surfers Paradise land holding has been scheduled for auction again.
The 2,3393 sqm block is located at <a href="https://www.realestate.com.au/property-residential+land-qld-surfers+paradise-202330590" target="_blank">13-17 Cannes Avenue, Surfers Paradise</a>.
It has been on market since June 2015, over 31/2 years.
With 85 metres of frontage to the Nerang River, the property was in mid 2018 listed with $10 million plus hopes, and later in the year asking for anything over $9 million.
Currently zoned for high density residential the property is set for a March 15 auction if not sold prior.
<img src="https://www.urban.com.au/images/2019/2/7/Cannes%202.JPG" alt="">
Situated 550 m from the golden sands of the Pacific Ocean, 1,100 m from the heart of Broadbeach, and just 1,200 m from the heart of Surfers Paradise, it is 200m to the nearest light rail.
There were $16 million hopes a decade for the offering which the local paper advised had been in the same family since 1956.
The family are believed to have had the prospect of a $20-million windfall dangling in front of them for the 2339sqm site, which spans three lots and is occupied by two houses, has an unlimited height limit.
It was in 2007 when a Sydney developer reportedly had an option to buy it for $20 million.
The 15 Cannes Ave house was bought in 1956 for 12,000 guineas, or some $25,200 in today’s currency.
The adjoining 17 Cannes Ave was bought in 2006, giving them a property with a 95-metre frontage to the Nerang River.
A seven-level apartment building, La Riviere, is being built next door at 19 Cannes Ave on a 1260sqm site bought for $2.2 million in 2016, or $1746 a square metre.
The Corbould land, if sold at a similar rate, would yield $4.08 million.
A valuer yesterday said that the property, because it was larger than the La Riviere site, had a long river frontage, and offered multiple development options, was likely to sell at a higher rate – possibly well north of $2000 a square metre.
Ray White’s Mr Merkur said the Corbould land enjoyed a spectacular view corridor that took in not only a wide stretch of the river but also the Isle of Capri and Surfers Paradise.
“It offers a number of potential uses, ranging from an apartment tower to a palatial main-river mansion,” he said.
Mr Merkur said the Cannes Ave property was in every way a prize one.
He said that he was sure the competition for it would provide a positive result for both the Corboulds and the mortgagee. 
It is right next door to the La Riviere (pictured above) an apartment development selling 16 two, three and four bedroom residences.
The under-construction development is set to be completed by midway through 2019.
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<div class="tell-me-more tell-me-more--expanded">Corelogic suggest <a href="/developments/surfers-paradise-qld-4217">median prices </a>for houses and apartments has been trending lower.</div>
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j.ballantyne1990-6AQqhLzZaK

Mortgagee's Surfers Paradise block fronting the Nerang still stuck on market

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A North Yunderup home fronting the Murray river has been sold by its mortgagee.
Described in the listing as "built to lock up with no finishing's" the house features a riverfront alfresco and it's own jetty.
The property was sold by Clare Seamer of Harcourts.
Located at <a href="https://www.realestate.com.au/sold/property-house-wa-north+yunderup-130111838" target="_blank">102 Culeenup Road</a>, the six bedroom four bathroom house was sold in January.
Last sold in 1997 for $360,000 the home fetched $850,000.
The Gemmil built home features a completed kitchen and "extra high ceilings".
Set on 1,050 sqm the property is a one storey abode.
<a href="https://www.propertyobserver.com.au/subscribe" target="_blank"><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/2019/1/Subscriber%20strip%20ad.jpg" alt=""></a>
The median price for a home in <a href="/developments/north-yunderup-wa-6208">North Yunderup</a> is $398,000, according to CoreLogic, which calculate its annual change in median price over the past 10 years as 0.1%.
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Waterfront North Yunderup home sold by mortgagee

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A two bedroom two bathroom Coburg North townhouse has been sold by the mortgagee.
Located at <a href="https://www.realestate.com.au/property-townhouse-vic-coburg+north-130196246" target="_blank">15 Camera Walk</a>, the home sold at auction on February 2.
It sold for $596,000.
Joseph Sassine of Jason Real Estate - Glenroy held the listing.
Set on 139 sqm the home came with an indicative price range of $580,000 to $610,000.
The two storey townhouse sold at a price increase of $71,000 since its 2014 sale price of $525,000.
<a href="https://www.propertyobserver.com.au/subscribe" target="_blank"><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/2019/1/Subscriber%20strip%20ad.jpg" alt=""></a>
The median price for a home in <a href="/developments/coburg-north-vic-3058">Coburg North</a> is $828,000, according to CoreLogic, which calculate its annual change in median price over the past 10 years as 5.4%.
It is not the only home in Coburg north up for sale by its mortgagee, so too is <a href="https://www.realestate.com.au/property-house-vic-coburg+north-127651910" target="_blank">10 De Chene Parade</a>.
This five bedroom house has remained on market for just shy of a year and it's current price guide is $1.4 million to $1.5 million.
Reduced from a price guide of $2.2 million to $2.4 million.
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Mortgagee's Coburg North townhouse sold at auction

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Riskwise Property Research has pinpointed Rouse Hill in Sydney's NorthWest as the suburb most at risk of off the plan apartment settlement problems.
Its data shows that off the plan apartments equivalent to three times the current unit stock is yet to settle over the next two years.
Investors currently comprise 57% of purchasers of the 1000 units in the suburb which is located 50 km from central Sydney.
Rounding out the top three are Norwest and Beaconsfield both of which have off the plan apartment stock equivalent to double the existing number of apartments set to settle in the next two years.
Melbourne, Brisbane, Perth and Adelaide also have suburbs in what Riskwise call the settlement risk "Danger Zone".
<img src="https://www.urban.com.au/images/2019/2/5/Rouse%20Hill.JPG" alt="">
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"There are a large number of high-rise properties in our capital cities being offered to a smaller number of investors," Riskwise chief executive Doron Peleg said. 
"There are less investors in the market mainly due to credit restrictions. Also, lenders are being more cautious about their loan-to-value ratios (LVRs) and more discerning about who to lend to. This has resulted in a reduction in activity and this has a major impact on the market. Lenders understand that oversupplied suburbs carry a greater degree of risk – and those risks are just as real for the investors who buy in those suburbs."
Most of the suburbs highlighted in the Danger Zone list are already subject to loan blacklists or other such restrictions.
For example requiring significantly higher deposits, up to 30 per cent. 
Such moves will make these properties harder to sell, as brokers needing to increase their volume of mortgage sales to up their remuneration would increasingly steer customers away from higher-risk properties that would take more time to secure financing and had less guarantee of success, Mr Peleg said.
"This overall will potentially reduce the demand for those properties," Mr Peleg told Nine Entertainment's Financial Review. 
"If you have a sub-prime [borrower] and a high-risk property, it means the loan application could take many, many hours if it's approved. The broker will not have too many ways to compensate for those invested hours if the fee is flat. He will try to minimise those loans and even in many cases a broker will work with a consumer and tell them 'This is a high-risk property, maybe you need to consider an existing property'."
Further risks to the swathe of new apartments due to complete and settle over the next two years include the likelihood of a new Labor-led federal government that could more fully implement the royal commission's recommendations against brokers and reduce the negative gearing and capital gains tax breaks available for property investors, he said. 
The outlook for apartments was negative, Mr Peleg maintained. 
"The trend we see – everything regarding consumer protection, responsible lending and scrutinising loan applications – we don't see any indicators that will drive demand for off the plan," he said.
High-rise apartment approvals hit a four-year low in the year ended December, according to ABS figures.
One example of the numerous Rouse Hill developments that can be currently bought OTP is <a href="http://www.villadema.com.au/" target="_blank">Villa De M.A</a> (pictured in title).
Situated on Cudgegong Road, this project has one and two bedroom apartments available for off the plan purchase.
Prices range from $499,000 to $693,000.
<img src="https://www.urban.com.au/images/2019/2/7/Rouse%201.JPG" alt="">
Another example of an under construction OTP development for sale in Rouse Hill is <a href="https://boulevardrousehill.com.au/" target="_blank">The Boulevard</a>.
With prices ranging from $620,000 to $925,000 for one, two and three bedroom apartments, AUX Property Group lauds it as "Sydney's Growth Capital".
Located on Caddies Boulevard, a new Rouse Hill Hospital and Sydney Metro Northwest Rouse Hill Station, are to be constructed in the area.
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Sydney's Rouse Hill is the Australian suburb most at risk of OTP settlement problems: Riskwise

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A Lewis Coote-designed Deepdene trophy home has been listed for sale.
The single level home at <a href="https://www.realestate.com.au/property-house-vic-deepdene-130333778" target="_blank">1B Angle Road</a> sits in a garden oasis with a private swimming pool.
Modernist Australia suggests it was a very early 70s Lewis Coote designed home. 
"The C-shaped floor plan will sucker in the MCM die-hards," it suggested.
<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/2019/2/7/Coote2.jpg" alt="">
"This lovely residence hopefully will attract some form of live-in owner and disperse that sulphuric stench of development which envelops such duel access, school-zoney property," it concluded.
The home last traded for $972,000 in 2005.
It has four bedrooms, two bathrooms and a study.
Kay &amp; Burton Hawthorn agents Daniel Bradd and Scott Patterson are marketing the home with a $2.65 million to $2.95 million guide.
 
 
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Lewis Coote-designed Deepdene trophy home listed

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The Australian Competition and Consumer Commission (ACCC) has begun an investigation into the outdoor advertising sector.
The goal is to assess whether the use of rebates and discounts are breaching parts of the Competition and Consumer Act (CCA), according to a report on Mumbrella.
Numerous businesses and organisation have had information requested regarding discounts in specific areas or regions.
Under the CCA, corporations with a large degree of power are not allowed to operate in a way which would lessen competition in the market. 
The Act also prohibits corporations from giving or allowing discounts, allowances, rebates or credit on their services, on the condition the person will not acquire the same services from another competitor.
Investigations of the first assessment kind take roughly three months, after which it will be decided whether a full investigation is required.
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ACCC launching investigation into outdoor advertising

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Most Australians think it's not a good time to sell a property, according to a new survey.
According to NAB's latest consumer survey, a majority of respondents said they'd prefer not to list either the property are living in (56%) or an investment property (51%).
Some 41% also said that it wasn’t a good time to take out a mortgage for investment property.
The survey found roughly half of Australians said it was a good time to renovate the home they were living in (53%).
Buying a property to live in was the aspiration of 49%.
Mostly consistent in the different states some were outliers, in TAS the number who said it was a good time to buy a home to live in ranged from 61% in WA (where dwelling prices are around 17% lower than the last peak in mid-2014) to just 46% in NSW and QLD.
"When it came to selling a property to live in, the number of consumers who said it wasn’t a good time to sell was highest in WA (69%) perhaps also suggesting some home owners may be currently sitting on capital losses," the report said. 
"It was lowest in TAS (36%) which has also been fastest growing state for house prices since late-2017 and also the only state where consumers believe house prices will continue growing over the next 12 months."
"When it came to whether now was a good time to buy an investment property, WA was the most positive state and TAS (28%) the least positive followed by QLD (32%)."
"But more consumers in TAS (34%) thought now was a good time to sell an investment property, by far the highest number of all states," the report added.
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Majority of Australians believe it's a bad time to sell: NAB

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GUEST OBSERVATION
Do you live overseas and own a house in Australia? If so, you may have less than five months to act before you’re stuck with a large tax bill on the sale of that property.
<h3>Proposed tax changes</h3>
In May 2017, the Australian Government proposed changes to the existing capital gains tax (‘CGT’) laws. These changes will affect tax non-residents who hold property in Australia that have previously lived in as their main residence.
Under the current laws, an Australian property that is your main residence can be sold with potentially no Australian tax to pay (or at least a significantly reduced amount of tax to pay to reflect the ‘main residence’ period you lived there). However, under the proposed changes, if you are a non-resident (for Australian tax purposes) at the date of sale, you will no longer be able to claim the ‘main residence exemption’. This means that the entire gain you make on selling the property could be subject to tax, with no reduction for the period you actually lived in the property.
Although these proposed changes were announced nearly two years ago, they are still not law. It appears that one of the reasons for this is because the changes are quite draconian given non-residents could be taxed on the entire gain made on the property sale (irrespective of whether the property was their main residence for a significant period of time).
Further, if legislated, the changes are proposed to apply retrospectively from 9 May 2017. Despite this, there is a proposed transitional period for properties purchased before 9 May 2017 and sold by 30 June 2019 (whereby the current rules will still apply, meaning they could potentially still obtain the ‘main residence exemption’).
For many people, this means they may have less than five months to decide whether to sell their property or be faced with a large tax bill.
<h3>What should you do between now and 30 June 2019?</h3>
The uncertainty surrounding whether these changes will become law can make accurate decision making very difficult.
Should you sell your property now? Is it the right time to sell? What happens if the changes don’t become law?
Whilst the answers to many of the questions is outside your control, if you answer these four questions below, the decision-making process should become a lot clearer.
<ul>
<li>1) Will I actually be affected?</li>
</ul>
Ask yourself “will these changes even affect me?”
These changes will only apply where you are a tax non-resident at the date of sale. If you intend to re-establish your tax residency in Australia, the changes may not apply to you.
For example, you may currently be overseas on secondment and intend to return to Australia in the future. If you don’t plan on selling your property before returning to Australia, then you should not be affected by the changes.
Alternatively, if you plan to move overseas permanently and sell your property whilst you are a tax non-resident, then you would be affected and may need to act fast.
<ul>
<li>2) Will I have a large tax bill?</li>
</ul>
Even if you are affected by the proposed changes, you may not have a large tax bill on your hands.
To determine this, calculate what your tax liability would be (if any) under the current law and then again applying the proposed changes. If these calculations do not give rise to a material tax difference, you mightn’t have anything to worry about with the proposed changes.
For example, if you bought your house two years ago there may have been little growth in the value of the property since that time, meaning there may be little tax to pay on sale.
Alternatively, if you bought your house 30 years ago and lived there for 25 years prior to moving overseas, you could be up for a large tax bill on the difference in the property’s value between when you acquired it and when you sold it. In these circumstances, the decision to sell your property before 30 June 2019 becomes more relevant.
<ul>
<li>3) Should I sell before 30 June?</li>
</ul>
As an investor, you should assess whether it is appropriate for you to sell your property before 30 June 2019. This decision should not be made hastily (especially in light of Australia’s current property market).
According to CoreLogic, Australia is currently facing its weakest property market since 2008. As a result, if you were to sell your property during the coming months, you may not achieve the sale price you’re after. Are you better off holding the property long term and selling it when the market recovers? In some instances, a lower sale price may even outweigh any tax saving you would make by selling before 30 June 2019.
However, if you don’t sell your property, consider any potential holding costs. These could include land tax and an annual vacancy fee if your property is not residentially occupied or rented out for more than 183 days in a year.
Also ask yourself “how does my property fit within my investment portfolio?”. If your property has a strong rental yield you mightn’t be in a rush to sell. On the flip side, would the sale of your property enable you to invest in other assets with a higher return?
<ul>
<li>4) Will I be able to sell before 30 June?</li>
</ul>
Even if you decide to sell before 30 June, is it possible?
The Australian property market has experienced a recent decrease in auction clearance rates to 43.6% in the last quarter of 20181. These market conditions could cause delays in the sale of your property and mean you can’t actually sell before 30 June 2019.
If you need to undertake renovations to spruce your property up before selling, this could contribute to additional delays. This means you may need to move fast if you want to sell before 30 June.
<h3>Conclusion</h3>
Although the potential changes may seem daunting, if you work through the 4 steps above, you may find out you’ve got nothing to worry about. Alternatively, if you do have a potentially large tax problem, by acting fast and tailoring a solution to your personal circumstances, you may be able to manage (or eliminate) the problem.
NICOLE JOANNOU is a consultant for William Buck, a firm of Chartered Accountants and advisors with offices across Australia and New Zealand. 
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Sell your Australian property now, or risk a big tax bill: Nicole Joannou

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Beulah International has beaten the market downturn with a 100% settlement rate on every single apartment in their now complete Hallmark development in Ivanhoe.
Funded locally by NAB, the project has now been fully repaid, with more than 80 per cent of bank debts paid before settlement day.
Beulah International Managing Director Jiaheng Chan said “we have consistently delivered no matter the state of the market, particularly the tough lending environment in recent times. 
“So too, construction is forging ahead on our Melbourne CBD project Paragon, making it one of the few new developments in the city to get off the ground amidst tighter construction lending," he added.
Located on Norman Street in Ivanhoe, the development was designed by Fender Katsalidis, with residents given the choice of one, two, three and four bedroom apartments.
They feature treetop views and private outdoor terraces with prices ranging from $700,000 - $1.5 million.
Hallmark was "targeted towards downsizers who did not want to compromise on lifestyle."
The apartments are located 10 kilometres from the city, and feature kitchens designed in collaboration with chef Adam D’Sylva.
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Beulah International beats market downturn with 100% settlement rate on Ivanhoe development

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The RBA boss Philip Lowe has said that the recent housing price declines follow very large increases in prices.
"Even after the recent declines in Sydney, prices are still 75 per cent higher over the decade.
"In Melbourne, they are 70 per cent higher.
"While the price falls are no doubt difficult for some, including people who purchased in the past couple of years, there are many people sitting on very significant capital gains and there are others who now will find it easier to purchase a home," he <a href="https://www.rba.gov.au/speeches/2019/sp-gov-2019-02-06" target="_blank">told the National Press Club today</a>.
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<img src="https://www.rba.gov.au/speeches/2019/images/sp-gov-2019-02-06-graph8.gif" alt="Graph 8: Median Housing Prices">
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Lowe said that most households do not change their consumption in response to short-term changes in their wealth.
"Sensibly, many people tend to take a longer-term perspective.
"During the recent upswing in housing prices, the strategy of borrowing against the extra equity in your home looked less sensible than it once was, especially as debt levels rose.
"Some home-owners also see themselves as being part of the ‘bank of mum and dad’.
"This meant that they refrained from spending the extra equity so that they were able to help their children purchase their own property."
He said over the next year, we are expecting a pick-up in household disposable income to provide a counterweight to the wealth effects of lower housing prices.
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<img src="https://www.rba.gov.au/speeches/2019/images/sp-gov-2019-02-06-graph9.gif" alt="Graph 9: Household Disposable Income Growth">
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"Labour market outcomes are key to this assessment," he added.
Continued employment growth and higher wages growth should boost disposable incomes.
"The announced tax cuts should also help here.
"In our central scenario, consumption is expected to grow at around 2¾ per cent over the next couple of years, broadly in line with expected growth in disposable income.
"This is a bit lower than our earlier forecast for consumption.
"There are, of course, other possible outcomes.
"Continued low income growth, together with falling housing prices, would be an unwelcome combination and would make for a softer outlook for the economy.
"Some Australian households have high levels of debt, so there is a degree of uncertainty about how they would respond to this combination. So we are monitoring things closely."
While noting the economy is going through an adjustment following the turn in the housing markets in our largest cities, Lowe said it was important that we keep this in perspective though.
"The correction in the housing market follows an extended period of strength.
"It is largely due to structural supply and demand factors, and is occurring against the backdrop of a robust economy and an expected pick-up in income growth.
"Our financial institutions are also in a strong position to deal with the adjustment.
"Indeed, lending standards were strengthened as the upswing went on.
"From this perspective, the adjustment in the housing market is manageable for the financial system and the economy."
In the monthly meeting decision yesterday where the official cash rate was <a href="/expert-insights/finance/rba-holds-official-cash-rate-in-first-meeting-of-2019">left at 1.5 percent</a>, Lowe cited weakening house prices, as the <a href="/expert-insights/finance/weakening-house-prices-as-2018-adjustment-continues-rba-governor-philip-lowes-february-2019-meeting-statement">2018 adjustment continues</a>.
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Property price falls are difficult for some, but manageable for economy: RBA governor Philip Lowe

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."

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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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