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

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

Joel Robinson

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.

[smartcode_project:default project_id=151449 project_image_fid=357458]

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."

[smartcode_project:default project_id=151449 project_image_fid=357463]

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.

[smartcode_project:default project_id=151449 project_image_fid=357469]

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>.

[smartcode_project_cta:default project_id=151449]

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.

[smartcode_project:default project_id=134951 project_image_fid=368645]

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."

[smartcode_project:default project_id=134951 project_image_fid=358802]

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.

[smartcode_project:default project_id=134951 project_image_fid=364551]

<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.

[smartcode_project_cta:default project_id=134951]

La Vera closes in on completion as Macquarie Park continues residential transformation

Brisbane developer Red &amp; Co's decision to include dual key apartments in its debut Gold Coast apartment development, <a href="https://www.apartments.com.au/new-apartments/como-varsity-lakes-22-lake-street-varsity-lakes-qld-4227">COMO Varsity Lakes</a>, is proving to be one of the project's biggest drawcards, with buyers quickly snapping up the flexible residences.

More than half of the project's 36 dual key apartments have already sold, helping drive COMO beyond the 50 per cent sold mark within the first month of launch.

The strong response highlights growing demand for apartment designs that can adapt to changing lifestyles, with buyers increasingly looking for homes that accommodate multi-generational living, provide rental income opportunities or simply offer greater flexibility over time.

Located on the shores of Lake Orr, COMO will deliver 156 apartments across 16 levels, with the dual-key residences forming a limited release within the broader development.

Each combines a primary two-bedroom apartment with a fully self-contained studio on a single title, connected by a shared foyer and lockable internal door. The design allows owners to house ageing parents, adult children or guests while maintaining privacy, or lease the secondary residence to generate additional income.

Just 17 of the original 36 dual key apartments remain available.

[smartcode_project:default project_id=135546 project_image_fid=367096]

The innovative configuration combines two fully self-contained residences on a single title, typically comprising a primary two-bedroom apartment alongside a separate studio residence, connected via a shared foyer and lockable internal door.&nbsp;

The model is proving particularly attractive to owner occupiers navigating changing family dynamics and the realities of the current housing crisis.&nbsp;

[smartcode_project:default project_id=135546 project_image_fid=363511]

<a href="https://www.apartments.com.au/project-marketer/npa">NPA</a>&nbsp;CEO Andrew Erwin said dual key living was resonating strongly with modern buyers because it delivered both financial flexibility and practical lifestyle benefits.&nbsp;

“The housing crisis and rising cost of living are fundamentally changing how Australians think about home ownership,” Erwin said.&nbsp;

“Dual key apartments provide a genuine solution for families who want to stay connected while maintaining independence. Parents can help adult children save for a future home, ageing parents can remain nearby without moving into aged care, and owners still retain privacy and flexibility.

“Importantly, buyers are also recognising the financial advantages. It creates the opportunity to generate additional income from part of the home without the holding costs associated with owning a separate investment property.”&nbsp;

[smartcode_project:default project_id=135546 project_image_fid=363509]

Unlike traditional dual occupancy arrangements, the residences operate under a single title, meaning owners only incur one set of body corporate fees, council rates and holding costs.&nbsp;

The secondary residence can also evolve over time - functioning as guest accommodation, a home office, creative studio or private retreat before later becoming an income-producing asset.

<a href="https://www.apartments.com.au/developers/red-co">Red &amp; Co</a>&nbsp;Director and Co-Founder David Laverty said the strong early sales reflected growing buyer urgency and changing priorities within the market.&nbsp;

“Securing more than half of COMO’s residences within such a short timeframe is an outstanding result and a clear endorsement of both the design and location,” Laverty said.&nbsp;

“Buyers are responding to the combination of location, connectivity and amenity, but ultimately it’s value relative to other East Coast markets that is driving enquiry.”&nbsp;

“We’re also seeing strong interest from owner occupiers looking for homes that can adapt with them over time. Flexibility has become one of the most important considerations for buyers in today’s market.”&nbsp;

[smartcode_project:default project_id=135546 project_image_fid=363515]

Designed by <a href="https://www.apartments.com.au/architects/bda-architecture">BDA Architecture</a>, COMO features a mix of one-, two- and three-bedroom residences with 2.7-metre ceilings and larger-format floorplans aimed at owner occupiers, downsizers and lifestyle-focused buyers.&nbsp;

The development will feature an extensive rooftop recreation and wellness offering including a 25-metre lap pool, sundeck, barbecue and dining areas, gym, sauna, plunge baths, landscaped gardens, wellness spaces and rooftop pickleball and paddleball courts.

The remaining dual key apartments range from 137 sqm to 167 sqm and include generous three-bedroom layouts with separate self-contained studio accommodation and dual parking.&nbsp;

Erwin said the dual key concept represented a broader shift in how Australians would live in the future.

“People want homes that can evolve with their lives,” he said.&nbsp;

“A dual key apartment can suit a family today, support an ageing parent tomorrow, and potentially generate income later on. That adaptability is becoming incredibly valuable in the current environment.”

Prices currently range from $2,115,750 to $2,583,000.&nbsp;

[smartcode_project_cta:default project_id=135546]

Inter-generational living drives demand for COMO’s dual key apartments as housing pressures reshape buyer priorities 

Builder-developer&nbsp;<a href="https://www.apartments.com.au/developers/ceerose">Ceerose</a> has doubled down on its Leichhardt ambitions, lodging its second State Significant Development Application (SSDA) in the suburb in the last six months.

Their newest proposal seeks to transform a former industrial precinct into a new residential community centred around the adaptive reuse of one of the site's heritage warehouse buildings.

The new project, on a 6,930 sqm block at&nbsp;<a href="https://www.apartments.com.au/new-apartments/40-76-william-street-leichhardt-nsw-2040">40–76 William Street</a>, will bring more than 200 apartments to a suburb that has seen little to no new supply in recent years. It follows Ceerose's late 2025 SSDA for a mixed-use apartment project on nearby Parramatta Road, signalling the developer's growing investment in Sydney's Inner West.

Ceerose Founder Edward Doueihi told Apartments.com.au the developer’s long-standing presence in Leichhardt and the Inner West had given it a strong understanding of how the area has evolved and where its future opportunities lie.

“Ceerose has had a long-standing presence in Leichhardt and the Inner West, giving us a unique understanding of the area’s evolution and future potential,” Doueihi said.

“Having delivered projects throughout the region, we have witnessed the suburb’s transformation first-hand and understand the opportunities for its continued growth.”

Doueihi said that understanding also informed the planning process, with a comprehensive Stakeholder Engagement Outcomes Report prepared before the application was lodged.

The report identified the key issues and concerns raised by neighbouring residents and other stakeholders, allowing those matters to be considered and incorporated into the design where appropriate.

He said the delivery of additional housing would also play an important role in supporting the revitalisation of Norton Street and the Italian Forum.

“By increasing the local residential population, the development is expected to strengthen demand for local businesses, encourage further investment, and help restore the vibrancy that made the precinct a thriving destination in the early 2000s.”

<img alt="First look: Ceerose returns to Leichhardt with 203-apartment adaptive reuse proposal at former warehouse site" data-entity-type="file" data-entity-uuid="7258c54c-8167-479e-8361-2d5fca9915b4" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%2010B%20-%20CGI%20-%20View%202.jpg?VersionId=S9DQfxu_jpcB5LrAEYFUbyMzg5odW6i5" />

Designed by <a href="https://www.apartments.com.au/architects/woods-bagot">Woods Bagot</a>, the redevelopment would involve the demolition of four existing industrial buildings while retaining and adaptively reusing the site's most significant warehouse. The retained structure would anchor a new residential precinct comprising five interconnected buildings arranged around a large central landscaped courtyard, with heights stepping from five storeys along the surrounding residential streets to 11 storeys at the William Street corner.

According to the Architecture Design Report by Woods Bagot, the proposal "seeks to create a residential village centred around a generous green heart while celebrating the site's industrial heritage through the adaptive reuse of the existing warehouse building."

The development would comprise 203 apartments, with 188 proposed as build-to-sell residences, alongside 15 affordable housing apartments.

Rather than treating the retained warehouse as a standalone heritage object, Woods Bagot has sought to weave the site's industrial history throughout the masterplan. The proposal retains the north and west facades of the landmark corner warehouse, while new buildings reinterpret the site's brick-and-steel industrial language through their material palette and architectural expression.

<img alt="First look: Ceerose returns to Leichhardt with 203-apartment adaptive reuse proposal at former warehouse site" data-entity-type="file" data-entity-uuid="9e8c64c2-881b-49e1-8c90-6b6acaaa45b6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%2010C%20-%20CGI%20-%20View%203.jpg?VersionId=Qm8_8H_Xrg_sc4Mdjc59vlAcKF_5wRTb" />

The design is organised around what Woods Bagot describes as a "green heart", a landscaped communal open space that reinstates the leafy character removed when the site became an industrial storage facility. A new pedestrian laneway running through the site would improve permeability between William, North and Francis streets, linking residents through landscaped public spaces while activating the ground plane.

Residents would have access to communal gardens and shared recreation areas distributed throughout the development. Sustainability has also been prioritised, with the project targeting an average 7.9-star NatHERS rating. Proposed initiatives include rooftop solar generation, rainwater harvesting, passive solar design, naturally ventilated lobbies, extensive cross-ventilation and the reuse of existing building fabric to reduce embodied carbon.

The adaptive reuse strategy became a defining feature of the application after heritage investigations found only one of the site's industrial buildings could feasibly be retained. The Heritage Impact Statement concludes that preserving the key warehouse façades while referencing the site's industrial character throughout the new development provides an appropriate balance between renewal and conservation.

<img alt="First look: Ceerose returns to Leichhardt with 203-apartment adaptive reuse proposal at former warehouse site" data-entity-type="file" data-entity-uuid="efffafdb-594f-4e2b-a067-921fd51c05e1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%2010D%20-%20CGI%20-%20View%204.jpg?VersionId=DPmE4.k16YRt0i27hEZVtJAffarpvUfx" />

"Retention and adaptation of the site buildings has been explored but found not to be feasible except for the tallest building, whose street facades will be retained," the heritage report states.

"The proposed building will interpret the brick and steel character of the subject site, including reuse of some components and construction of a large 'sawtooth' structure in the proposed open space."

<img alt="First look: Ceerose returns to Leichhardt with 203-apartment adaptive reuse proposal at former warehouse site" data-entity-type="file" data-entity-uuid="3bfef2b5-83f5-40cd-9cab-767092f34266" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%2010E%20-%20CGI%20-%20View%205.jpg?VersionId=7asb3i_ql4ybbuJOUb5UHBEIy0Q9t.DF" />

The William Street site is located around 300 metres from Leichhardt North Light Rail station and a short walk to Norton Street's retail, dining and hospitality precinct. The surrounding area has increasingly become a focus for urban renewal given its proximity to public transport and the Parramatta Road corridor.

Doueihi founded Ceerose in 1998 and has grown the business to become one of Sydney's more active apartment developers in recent years, with completed projects including The Alex Collective in Alexandria, Abbie's Lane in Annandale, and the award-winning Munro House in Elizabeth Bay. They are currently delivering Belgravia, 17 luxury apartments in Potts Point.

First look: Ceerose doubles down in Leichhardt with adaptive reuse of former warehouse site

Adelaide

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Adelaide’s office market continues its solid performance with vacancy rates dropping to their lowest level in over four years, according to the latest report from Herron Todd White.
The property valuation firm found, in our previous office market update, Adelaide CBD total vacancies were recorded at 14.2%, whereas now, according to statistics published by the Property Council of Australia, CBD vacancies measure just 12.8%.
Adelaide’s fringe office market, which encompasses the arterial roads of Greenhill Road to the south of the city and Fullarton Road and Dequetteville Terrace to the east, has recorded vacancies of 13.1%, a slight increase since our their June update.
The report said, this reflects the desire of tenants to base themselves within the CBD, as Adelaide continues to present itself as an attractive base for both international and local businesses.
"Furthermore, within the CBD office market, A-grade vacancies decreased by 0.5% and B-grade vacancies also reduced by 0.2%, while C-grade office vacancies increased by 0.5%, reflecting tenant demand for high quality and sustainable office space."
"Nationwide vacancies are forecast to reduce to 7.7% over the next two years, with modest improvements in South Australia, Queensland and Western Australia offsetting slight vacancy increases in New South Wales and Victoria. Owners are continuing to reposition B and C-grade space to increase the quality and fuel the flight to quality within the Adelaide CBD, further closing the gap between premium and secondary space."
"Overall, sentiment in the office market is encouraging, with net absorption remaining positive. As businesses grow and expand, office space continues to be sold and leased and pressure is put on B and C-grade space to adapt and improve to remain attractive to prospective tenants," the report noted.
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j.ballantyne1990-6AQqhLzZaK

Adelaide office vacancy rates drop to four year low: HTW Commercial

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First home buyers in Adelaide are targeting the inner and middle ring suburbs, according to a recent Herron Todd White (HTW) residential report. 
"First home buyers form the market entry point. These purchasers consist of young singles, couples and families trying to break away from mum and dad or the rental market," the valuation firm said. 
"These purchasers are seeking out a stepping stone property in a comfort location."
This typically consists of suburbs which are in proximity to the family home.
These purchasers look for low maintenance properties which are lock up and leave with proximity to local transport and vibrant community hubs, HTW said.
These properties consist of modern townhouses, apartments, courtyard homes and more traditional strata units typically comprising up to three bedrooms and two bathrooms.
Popular with this market have been apartments and units within Kent Town, Norwood and Bowden and townhouses which can be found throughout the middle ring.
The report suggests the entry price point for properties with these attributes can range from the mid $200,000s for traditional home units to the high $500,000s for modern townhouses.
Fitting this profile is the sale of <a href="https://www.realestate.com.au/sold/property-apartment-sa-bowden-130864226" target="_blank">G02/46 Sixth Street, Bowden</a> (pictured below), a circa 2015 ground floor two- bedroom, one-bathroom apartment with a single car under croft space.
<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/2019/9/18/bowden.jpg" alt="">
There’s also<a href="https://www.realestate.com.au/sold/property-house-sa-hectorville-130233354" target="_blank"> 7 Hectorville Road, Hectorville</a> (pictured below) a circa 2018 three-bedroom, two-bathroom townhouse with a single garage.
<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/2019/9/18/hectorville%20.jpg" alt="">
Another sale was <a href="https://www.realestate.com.au/sold/property-unit-sa-wayville-130722598" target="_blank">2/27 Trevelyan Street, Wayville </a>(pictured below) a circa 1960s two-bedroom, one-bathroom unit with a single off street car space.
<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/2019/9/18/wayville%20.jpg" alt="">
These properties achieved sale prices of $420,000, $531,000 and $281,000 respectively.
"Young families seek out more traditional homes on medium to larger lots. These purchasers will have to forgo some creature comforts as many of the entry level homes provide only basic accommodation," the valuation firm continued. 
These properties consist of early, middle and late century homes typically comprising up to three bedrooms and one bathroom with basic site improvements.
The entry price point for properties with these attributes begins at $400,000 for mid and late century homes in the middle ring and $600,000 for early century homes in the inner ring.
Fitting this profile is the sale of <a href="https://www.realestate.com.au/sold/property-house-sa-rostrevor-130840390" target="_blank">57 Rita Avenue, Rostrevor</a>, a circa 1960s single level brick dwelling comprising three bedrooms and one bathroom.
<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/2019/9/18/restrevor.jpg" alt="">
Another sale was<a href="https://www.realestate.com.au/sold/property-house-sa-hilton-130629398" target="_blank"> 4 Burt Avenue, Hilton</a> (pictured below), a circa 1920s bungalow disposed as three bedrooms and one bathroom.
<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/2019/9/18/hilton.jpg" alt="">
Both these properties are situated on allotments of approximately 600 square metres and achieved sale prices of $430,000 and $600,000 respectively.
"The family has grown. The side of the house is being used as a squash court and the single toilet is occupied 24/7... it’s time to upgrade!
"Upgraders are seeking out properties which will see them through the next quarter of a century," the valuation firm said. 
Popular suburbs for upgrades are those with a high density of parks and reserves and favourable school zoning.
These purchasers typically require four bedrooms, two bathrooms, two living areas and outdoor entertaining. 
Within the inner-east and inner-south, suburbs within the Marryatville High School and Glenunga International High School zones have been popular with upgraders.
The entry price point for properties with these attributes begins in the $900,000s.
Fitting this profile is the sale of <a href="https://www.realestate.com.au/sold/property-house-sa-fullarton-131309202" target="_blank">19A Wattle Street, Fullarton</a> (pictured below), a circa 1930s bungalow providing four bedrooms and two bathrooms on a 1,000 square metre allotment.
<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/2019/9/18/fullarton.jpg" alt="">
Another sale was<a href="https://www.realestate.com.au/sold/property-house-sa-dulwich-130228754" target="_blank"> 45 Stuart Road, Dulwich</a> (pictured below), a return veranda bungalow providing four bedrooms and two bathrooms with a swimming pool on a 717 square metre allotment.
<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/2019/9/18/dulwich%20.jpg" alt="">
These properties achieved sale prices of $935,000 and $1.185 million respectively.
The report suggests thesee purchasers are typically cashed up and seeking low maintenance properties with some flair.
They need a small enough property that maintenance isn’t an issue and large enough that they can entertain.
Property attributes typically sought include single level construction, double garage, courtyard, outdoor entertaining and up to three bedrooms and two bathrooms.
The entry price point for properties with these attributes begins at $500,000 within the middle ring and $800,000 within the inner ring.
<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/2019/9/18/glandore%20.jpg" alt="">
Fitting this profile are the sales of <a href="https://www.realestate.com.au/sold/property-house-sa-glandore-130556742" target="_blank">30 Malwa Street, Glandore</a> (pictured above) in the middle ring and <a href="https://www.realestate.com.au/sold/property-house-sa-gilberton-129174774" target="_blank">1 Tyne Street, Gilberton</a> (pictured below) in the inner ring.
Both properties comprise three bedrooms, two bathrooms and double garages and achieved prices of $632,500 and $1.425 million respectively.
<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/2019/9/18/gilberton.jpg" alt="">
"The prestige market is where the differentiation between wants and needs becomes murky," the valuation firm commented. 
With an entry point of $3 million, purchasers are seeking out properties of the highest standard.
Location, size and view are typically the most sought- after property attributes for these purchasers.
In addition, purchasers seek modern builds and renovations, passenger lifts in multi-level dwellings, swimming pools, tennis courts, pavilions, grottos.
Fitting this profile are the sales of 95 Jeffcott Street, North Adelaide ($3.3 million), a two-level heritage dwelling comprising five bedrooms, four bathrooms, four-car garage and swimming pool and 81 Seaview Road, Tennyson ($5.2 million), a circa 2010 architecturally designed three level dwelling comprising seven bedrooms, eight bathrooms, indoor swimming pool and four-car garage.
Both properties are well located with 95 Jeffcott Street being a cover drive from Adelaide Oval and 81 Seaview Road.
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Adelaide first home buyers active in middle and inner rings: HTW residential 

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Senversa Pty Ltd has secured part of the ground floor of 190 Flinders Street, Adelaide.
Savills Australia’s Adam Hartley and Alexandra McGee secured the deal for Senversa and said the tenants were drawn to the convenience and efficiency that the building offers. 
“The owners of this building are willing to listen and act on feedback we give them and are good landlords to their existing tenants, which is why only one tenancy now remains in the building,” Hartley said. 
Senversa’s Adelaide business has been growing and Hartley said the ground floor space meets their expansion requirements.
“The office meets Senversa’s requirement for extra space, without making the move a costly exercise because they are able to use much of the existing fit out,” Hartley said.
McGee said the office will provide great amenities.
“The office provides tenants access to a private outdoor courtyard, which remains highly sought and difficult to come by,” McGee said. 
Senversa Pty Ltd has signed a three-year lease and will pay $370 per square metre.
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Senversa secures an Adelaide ground floor tenancy

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Buyer demand for industrial property in Adelaide has been very strong so far in 2019, with total sales nearly triple that recorded for the same period in 2018, according to the latest research from Knight Frank.
The Adelaide Industrial Market Overview August 2019 found in 2019 total sales for industrial properties above $5 million is currently $140.08 million, significantly higher than the same period in 2018, which was $49.35 million.
Knight Frank Research Analyst SA Yee Ng said total sales in 2019 are expected to be higher than 2018, which totalled $261.93 million, particularly with more major potential transactions in the pipeline including Stockland divesting the Port Adelaide Distribution Centre for circa $80 million to a Melbourne Based Fund, Quintessential.
Ng said buyer demand for industrial property in Adelaide was coming from investors, as well as owner occupiers, with stimulus in the market providing the impetus for tenants to become owners.
<a href="https://www.propertyobserver.com.au/images/2019/9/4/adelaide%201.jpg" target="_blank">Click here</a> to enlarge: 
<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/2019/9/4/adelaide%201.jpg" alt="">
“The total sales value so far this year was boosted by investors, with the circa $55 million sale of the 122.5 hectare General Motors Holden site to developer Pelligra Group, which finally settled in January after an extended settlement, and the sale of the former steel fabrication site in Gepps Cross to Charter Hall for circa $35 million, which is currently being redeveloped into a distribution centre for Metcash,” he said.
“However, the historically low cash rate, coupled with the abolition of stamp duty on commercial property, has increased demand for owner occupiers to purchase their own facilities, and has had a positive impact on the number of transactions for industrial properties above $5 million.
“South Australia also remains an attractive value proposition for investors seeking higher income returns as average prime yields across the eastern seaboard are generally more than 100 basis points firmer than in Adelaide.
“Industrial yields have shown a continual firming bias over the past six months and are likely to continue firming, given the value proposition and improving demand on offer in South Australia.”
<a href="https://www.propertyobserver.com.au/images/2019/9/4/adelaide%202.jpg" target="_blank">Click here </a>to enlarge: 
<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/2019/9/4/adelaide%202.jpg" alt="">
The Knight Frank report found that as at July 2019, average blended prime yields for industrial property in Adelaide are ranging from 7.25% to 8.00% for all precincts, and averaging 7.77%. Meanwhile, the average blended secondary yields are ranging from 8.50% to 9.25%, and averaging 9.04%.
Knight Frank Sales and Leasing Executive SA Garry Partington said fully leased industrial property with strong lease covenants in well-located areas continued to attract strong interest, particularly from interstate and off-shore buyers.
“Over the past 12 to 18 months there has been an increase in the number of transactions for properties above $20 million,” Partington said.
“The low cost of capital is likely to continue to attract more investment into the property market, as will the higher income returns available in the Adelaide industrial market.”
With occupiers increasingly favouring purchasing a facility over leasing, leasing transaction volumes remain low, with rents steady over the past six to 12 months, according to the research.
“There has been limited leasing activity over the past six months but we expect it to pick up over the remainder of 2019,” said Parlington.
“The most sought after properties for tenants in Adelaide are those within inner metropolitan areas with good access to major transit routes, with the majority of leasing transactions being concentrated in the inner north, largely due to the size of the precinct.
“The outlook for tenant demand is looking positive, with several briefs for space in the market for office/warehouse accommodation ranging from 3,000 square metres to 10,000 square metres.”
<a href="https://www.propertyobserver.com.au/images/2019/9/4/adelaide%203.jpg" target="_blank">Click here</a> to enlarge:
<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/2019/9/4/adelaide%203.jpg" alt="">
Notable requirements are from industries including logistics (circa 10,000 square metres), building construction (circa 10,000 square metres), pipe manufacturing (circa 3,000 square metres) and electrical manufacturing (circa 3,000 square metres), according to the Knight Frank report.
Ng said projects from the defence and manufacturing industries would ramp up in 2020 and boost South Australia’s economy, which would have a flow on effect to the industrial property market.
“The closure of the General Motors Holden site in Elizabeth in 2017 resulted in job losses across the state, but new owner Pelligra has secured tenants such as Genis Steel, SA Power Networks, Sonnen and Levett Engineering, which will create jobs.
“In addition, Whyalla steelworks owner Sanjeev Gupta of the GFG Aliiance plans to revive vehicle manufacturing in Australia by building electric cars. The location of the manufacturing site is unknown, however Victoria and South Australia are being canvassed for potential sites, due to their history of vehicle manufacturing.
“Besides that, the defence industry has made a positive impact on the South Australian economy, resulting from the $35 billion Future Frigates contract with BAE Systems.
“Small and medium enterprise such as Redarc Electronics have enjoyed the flow on contracts from defence projects.”
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Adelaide industrial sales on track to beat 2018: Knight Frank 

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There are only five floors to go until Adelaide's tallest building, Adelaidean tops out.
Adelaidean has a mix of three bedroom owner-occupier apartments with a blend of investment apartments.
The display suite will open this weekend.
There are a total of 75 apartments, including 40% of the apartments with three bedrooms. 
<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/2019/9/2/adelaidean%203.jpg" alt="">
The apartments feature large living areas, floor to ceiling double glazing, three metre ceilings on level 32-36, and at least one car park. 
All three bedroom apartments comes with double walk-in robes and two car parks. 
<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/2019/9/2/adelaidean%202.jpg" alt="">
 
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Adelaide's tallest building The Adelaidean to top out soon

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Nicho Teng, head of the property developer Greaton Group, is set to list his Adelaide home.
The resort-style residence sits on a 7,000 square metre estate at Mitcham, south of the Adelaide CBD.
Teng, who migrated to Australia in 2011, will instead reside in the West Franklin apartment complex, his 560 unit project.
Teng had plans to built a chateau style home on the grounds formerly owned by bankrupted winemaker Andrew Garrett.
The proposed demolition was front page news in Adelaide.
The 31-year-old, who is a sponsor of Port Adelaide Football Club, paid $3.2 million in 2018 after just 35 days on market. 
The entrepreneur, who was married last year, said Adelaide would remain his hometown, although his wife lives in Sydney.
Teng is the founder of Haneco Lighting, one of Australia’s largest manufacturers and suppliers of LED lighting.
This article was first published in The Weekend Australian. 
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Greaton Group head Nicho Teng to list Adelaide home

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The industrial property market across South Australia is expected to continue its recovery throughout 2019 as the market continues to be sustained by government investment in both the healthcare and renewable energy industries, according to the latest report from Herron Todd White (HTW).
The property valuation firm found investor sentiment has recently shifted from the retail to the industrial sector, mainly due to slowing trade growth within specific retail markets as retailers continue the fight against online shopping.
In contrast, warehousing and manufacturing benefits from the increase in online shopping, as companies require more warehousing space to facilitate the transport, manufacture and storage of goods.
Investors and major real estate investment trusts are looking to industrial property, as retail sectors such as department stores and clothing outlets recorded negative retail trade growth through the latter part of 2018 and early 2019.
HTW's property valuation experts stated: "Within the South Australian market, property remains tightly held in the sought-after northwest and inner-west industrial precincts.
"Limited sales of industrial properties occurred in these areas over the first half of 2019, making it hard for investors and owner-occupiers to enter the market.
"The majority of current industrial investment opportunities are available in outer suburbs such as Lonsdale and Edinburgh, which are 26 kilometres south and 35 kilometres north of the CBD respectively.
"Property remains tightly held in the north and western industrial sectors, with 14 sales of industrial use land in the first half of 2019 according to current sales data.
"The current low interest rate environment and recent cut in rates has resulted in further compression in property rents and yields."
Premium industrial space across the nation is currently fetching yields of 6.5%, while secondary space is generating yields of roughly 7.5%.
The Adelaide market is slightly better, with premium space measuring yields of 8% and secondary space nine%.
There has been no significant change in these figures since HTW's previous update in April.
Looking to affordable investments within the Adelaide industrial market, current offerings remain scarce amidst the shortage of recently completed industrial developments.
"Entry level stand-alone sheds within the north and innernorth industrial precinct are roughly $320,000 to $350,000, which would net the owner 305 square metres of industrial floor space in the northern suburb of Edinburgh and 180 square metres in the inner-northern suburb of Wingfield.
"Similarly, industrial investors can acquire a warehouse in the southern suburb of Lonsdale for $335,000.
"For the investor looking to enter the more popular west or inner-west industrial precincts, a warehouse and office in Marleston is currently on the market for $575,000.
"An industrial investor however can acquire a unit or a shed in these areas for almost half the price; sheds in Lonsdale are on the market for $175,000 for around 140 square metres of space, while a higher quality and larger unit (175 square metres) in the northern suburb of Mawson Lakes would set the purchaser back $275,000."
There have been no major shifts in industrial rents throughout the first half of 2019
Net rental levels for premium industrial space in the north are currently between $60 and $90 per square metre, $70 to $110 in the inner-north, $90 to $140 in the inner-west precinct and $60 to $80 in the south.
Slight upward pressure on rental growth is forecast throughout the latter half of 2019, as infrastructure investment and a decline in unemployment are expected to buoy the rental market for industrial property.
"The property market as a whole is predicted to stabilise throughout the remainder of 2019 as a Liberal government settles in for a new term.
"Investment in healthcare and renewable energy should fuel the demand for industrial space in South Australia as the market looks to recover from recent lows.
"Both the Darlington upgrade and the Northern Connector are expected to finish late this year, providing an upgrade to major freight and transport routes in the north and south of South Australia."
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Adelaide industrial property market recovering: HTW Industrial

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EXPERT OBSERVER
Adelaide is challenging Canberra as the most consistent market in capital city Australia. It keeps delivering good sales activity and above-average results on house prices – and continues to be our most under-rated market.
You’d never know any of this, as real estate consumers, because of the way mainstream media reports real estate – a focus on median price data to the exclusion of all other market barometers, sweeping generalisations which often discuss Australia as a single market, an obsession with Sydney and Melbourne as the only markets of importance, an annoying tendency to zero in on negatives, and a host of other problems.
Media seldom bothers to discuss Adelaide and when it gets the occasional brief mention it’s usually a generalised “Adelaide prices grew only 1% in the past year” or “the median house price for Adelaide fell 0.3% in the latest quarter”.
This tells us nothing of value – and disguises the multiplicity of scenarios playing out in the markets of the South Australia capital city.
So, for something with a little more depth, that tells you something that actually has value, consider the following:
In the five years Hotspotting has been conducting quarterly surveys of sales activity and price trends, Adelaide has never delivered a poor result. Most cities have had peaks and troughs in that time, but Adelaide just keeps on producing steady markets with consistent demand. 
Seven out of ten Adelaide suburbs have experienced growth in their median house prices in the past 12 months, many of them with rises above 5%. 
The list of suburbs with growth above 15% is dominated by top-end locations, a positive sign for the market overall, which we believe is poised for a significant growth phase.
Hotspotting’s Winter survey has identified 64 Adelaide suburbs with rising sales momentum, the second highest quarterly result for the city since we started the surveys. Over the past couple of years, the number of growth suburbs has been 45, 58, 61, 71, 60, 62 and 64.
Adelaide continues to rank well ahead of Sydney, Melbourne and Brisbane, as well as the recovering Perth market, in terms of the number of growth suburbs – and ahead of most state regional jurisdictions (where many of the strong growth markets are found at present).
There are 10 Local Government Areas across the Adelaide metropolitan area with three or more suburbs with upwardly-mobile markets.
The Marion LGA, a middle-market area in the south-west of Adelaide which has been a market leader for the past 18 months, is once again a standout – one that ranks nationally. It has nine suburbs with rising sales patterns, including Ascot Park, Edwardstown, Glengowrie, Hallett Cove, Marion, O’Halloran Hill and Seacombe Gardens.
The Charles Sturt LGA, which extends north-west from central Adelaide out to the beach areas, is close behind with eight rising suburbs. They include inner-city Brompton (where quarterly sales have been 23, 32, 38 and 50) as well as middle-market suburbs like Findon, Seaton, Flinders Park (quarterly sales 22, 25, 25, 32, 35 and 38), Woodville South and Fulham Gardens. Henley Beach and West Beach also have growth momentum.
Port Adelaide Enfield continues to be a leading precinct, with seven growth suburbs including Croydon Park, Dernancourt, Greenacres, North Haven, Rosewater and Royal Park.
Onkaparinga, which always features in our Adelaide analysis, also has seven suburbs with growth momentum – including Aldinga Beach (where quarterly sales have been 54, 63, 67 and 70), Christies Beach, Hackham, Happy Valley, Old Reynella and Seaford.
Six municipalities have between three and five rising markets each: the Burnside, Holdfast Bay, Mitcham, Salisbury, Unley and West Torrens LGAs.
While sources such as CoreLogic and SQM Research often report annual growth of only 1-2% in Adelaide house prices, these generalised figures disguise individual areas which have done better. Our suburb-by-suburb analysis shows that 70% of Adelaide suburbs have median house prices higher than a year ago - and almost half of those have grown by more than 5%.
Of the 189 Adelaide suburban markets analysed, 54 have grown 5% or more and 64 have increased by less than 5%. There are only 17 suburbs in the Adelaide metropolitan area where median house prices have fallen by more than 5%.
Many of the suburbs with the highest annual growth are towards the upper end of the Adelaide market, headed by North Adelaide (up 29% to $1,075,000), Somerton Park (up 27% to $955,000), Unley (up 14% to $990,000) and Henley Beach South (up 15% to $985,000). Aldgate and Beulah Park, with median house prices in the $800,000s, have both risen 15-16% in the past 12 months.
But there is strong growth also in other price ranges, including Mansfield Park (up 20% to $405,000), Elizabeth North (up 18% to $180,000), Underdale (up 16% to $665,000) and Broadview (up 15% to $570,000).
 
Terry Ryder is the founder of hotspotting.com.au
<a href="https://mailto:ryder@hotspotting.com.au">ryder@hotspotting.com.au</a>
twitter.com/hotspotting
 
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terryryder-YECXbqmri2

Adelaide challenging Canberra as Australia's most consistent property market: Hotspotting's Terry Ryder

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A prime Adelaide office buildings located on a 1,450 sqm site has been listed for sale. 
The 12,305 sqm office complex at <a href="https://www.realcommercial.com.au/property-offices-sa-adelaide-503074338" target="_blank">100 Waymouth Street</a> is about 75% leased to industry leading tenants, including Origin Energy and Beyond Bank providing a WALE of 4.74 years. 
The building, which was built in 1989 had a comprehensive refurbishment completed in 2014, with another refurbishment in 2018.
It has also recently achieved a 5.5 Star Nabers Rating.
Knight Frank’s Guy Bennett has been appointed to market the property for sale via International Expressions of Interest on behalf of the private Singaporean vendor. 
Mr Bennett said, “South Australia is in a growth phase, which is having a positive impact on office space demand – and subsequent investment in the sector. We’re seeing increased activity in a range of sectors, including defence, resources, technology, education, and healthcare.”  
Mr Bennett, who recently marketed 80 Flinders Street, said the asset will appeal to a broad buyer audience given it is very hard to find a 4 plus year WALE and 6 plus percent asset anywhere in Australia at the moment.  
100 Waymouth Street is being offered for sale via an international expressions of interest campaign closing August 15.
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5.5 Star Nabers energy rated Adelaide office building listed

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A fully-leased Hollywood Plaza large format retail centre in Adelaide has been listed for sale.
Moelis Australia Asset Management Ltd are marketing the 8080 sqm (GLA) centre which is being offered for sale by expressions of interest closing August 22.
The centre returns an annual net income of $980,000 from six separate tenancies including national tenants Cheap as Chips, Supercheap Auto, Salvation Army and Anytime Fitness, with a WALE of 5.8 years.  
According to agents - CBRE’s Australian Retail Investments team of Justin Dowers, Mark Wizel, Michael Fenton, and Kevin Tong - the 37,000 sqm site also presents investors with value-add or expansion opportunities including mixed-use development due to the low, 22 per cent, site coverage. 
The centre, located at Salisbury Downs within the City of Salisbury, about 20 km north of Adelaide’s CBD, is positioned along a main street frontage and opposite the Hollywood Plaza shopping centre, home to Woolworths, Coles, Target and 64 specialty stores. 
<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/2019/7/15/Hollywood%20Plaza%20LFR%20aerial.jpg" alt="">
Mr Fenton said the centre’s full occupancy underscored the demand from retailers for exposure to this type of asset
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