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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The inner and middle-rings of Adelaide are pushing up the city's overall median house price, according to a recent Herron Todd White (HTW) residential report. 
The report suggests these market segments were the best performing over the first six months of 2019 as the outer ring remained stable.
"In the shadows of the banking royal commission and the downward spiralling east coast markets, the claim was made that the Adelaide housing market would buck the trend with sustained growth," the valuation firm said. 
"Positive market sentiment is being driven within the media with a constant flow of articles spruiking the Adelaide market. Watching from the bleachers, things appear positive... but those with front row seats are seeing things a little differently."
Nailsworth, Evandale, Black Forest and Allenby Gardens have all been high achievers over 2019’s first half, it said. 
Each of these suburbs comprise an area of less than one square kilometre and are characterised by turn of the century dwellings on modest allotments.
Nailsworth is an inner northern suburb located approximately 5.2 kilometres from the CBD.
It had a number of transactions in the first half of the year, with a median of $655,000.
At the top end of the pile is the suburb’s record sale of<a href="https://www.realestate.com.au/sold/property-house-sa-nailsworth-129604950" target="_blank"> 51 Balfour Street </a>(pictured below) which achieved a sale price $1.21 million in January.
This sale eclipsed the previous record of $1.07 million set in 2017.
This property comprises a fully renovated and extended bungalow disposed as four bedrooms and two bathrooms on a 698 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/2019/7/9/nailsworth.jpg" alt="">
In the second half of 2018, the small north- eastern suburb of Evandale located some 5.5 kilometres from the CBD had eight dwelling sales settle with a median of $690,000.
In the six months post, Evandale has had five transactions at a median of $880,000 showing an increase of approximately 27%.
<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/2019/7/9/evandale%20.jpg" alt="">
Recent sales include<a href="https://www.realestate.com.au/sold/property-house-sa-evandale-130666446" target="_blank"> 44 Elizabeth Street</a> ($844,000, pictured above), a four-bedroom, two-bathroom blue stone villa on a 534 square metre allotment and <a href="https://www.realestate.com.au/sold/property-house-sa-evandale-130674190" target="_blank">10 Leslie Street </a>($885,000, pictured below), a four-bedroom, two-bathroom circa 1990s reproduction dwelling on a 552 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/2019/7/9/evandale%202.jpg" alt="">
Black Forest is situated 4.7 kilometres south west of the CBD and is serviced by both the Brighton train line and Glenelg tram line.
Fifteen transactions have been recorded within the past 12 months with prices ranging between $430,000 and $1 million.
The first half of 2019 has seen a 7% increase in dwelling values with Black Forest having a current median dwelling price of $745,000.
Purchased at the median in April was <a href="https://www.realestate.com.au/sold/property-house-sa-black+forest-130456994" target="_blank">4 Forest Avenue</a> (pictured below) for $755,000.
This is a circa 1930s, four-bedroom, two-bathroom Tudor style dwelling on an allotment of approximately 603 square metres.
<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/2019/7/9/black%20forest%20.jpg" alt="">
Allenby Gardens is located 6.1 kilometres north- west of the CBD and six kilometres east of Grange Beach.
The suburb comprises a mixture of early and mid 1900s dwellings with a significant amount of 1990s and 2000s infill development.
The first half of 2019 saw a 24% increase in the median dwelling price from the back end of 2018 to currently sit at $685,000.
Of the 2019 sales,<a href="https://www.realestate.com.au/sold/property-house-sa-allenby+gardens-130071490" target="_blank"> 27B Barham Street</a> (pictured below) for $470,000 represents the entry price point for the suburb.
<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/2019/7/9/allenby%20garden%20.jpg" alt="">
This property comprises a circa 2018 community titled brick veneer dwelling disposed as three bedrooms and two bathrooms on an allotment of 266 square metres.
"The outer ring remained relatively flat over the first six months of 2019," HTW said. 
"Good reference points for this market segment are Golden Grove north-east, Morphett Vale south and Paralowie north of the city.
"Each of these suburbs is geographically large and has a high turnover of stock with the two latter each constantly achieving 200-plus transactions annually."
Sales data shows both Paralowie and Morphett Vale have remained stable with median prices hovering between $300,000 and $315,000 since late 2016.
Golden Grove saw a reduction in the median dwelling price from $475,000 in the second half of 2018 to $435,000 in the first half of 2019.
The report notes that the outer ring is considered more susceptible to slowing market conditions.
"These suburbs will be important reference points over the next 12 months to provide an indication of how the broader outer ring is tracking," the report said. 
"Taking a broader look at the market, the March quarter is one of the most active and provides an important insight into how the market tracked over the busy summer months.
"The median house price grew in the March quarter by 0.625% to be at a record high of $480,000. This sparked significant media and deservedly so on face value.
"When you dig a little deeper, the 2018 and 2017 March quarters each had growth of 1.1% and 1.7% respectively. So, we had growth in the March quarter but at the slowest rate since 2016 which saw a reduction in the median house price."
On the auction front, for the four weeks post Easter, clearance rates faded to below 50%. For the same four-week period in 2018, clearance rates varied between 59% and 70%.
These numbers are backed up by agents in the field who are reporting a slowing in buyer activity with an increased amount of stock on the market. The numbers are suggesting that the market is slowing.
"Things have been looking rosy for 12 to 24 months. The expectation is that property prices will remain stable over the second half of 2019.
"The hope is that those who stop to smell the roses don’t start detecting a stench."
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j.ballantyne1990-6AQqhLzZaK

Adelaide inner and middle-rings performing strongly: HTW residential 

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A 405 bed student accommodation facility in Adelaide is set to hit the market with price expectations of $50 million.  
It offers 96 apartments leased to The University of Adelaide under a long term agreement until 2024.
Located at 210 Grote Street, Adelaide, the purpose built complex is set on a site of over 5,333 square metres with a gross building area of 11,600 square metres.
It has been listed for sale through Conal Newland and Paul Savitz of Savills Australia and Jamie Guerra and Roger Klem of JLL.  
International education is considered a key contributor to the state’s economy, positioned as a top export sector for South Australia that generated more than A$1.6 billion in 2018, according to Conal Newland Director, Student Accommodation, Savills Australia.  
“A State Government organisation established in 1998, Study Adelaide, has supported student growth in the city, promoting the state as an education destination and helping international students settle into the broader community,” Newland said.  
“Recent announcements of extensions to temporary post-study visa for international students will further strengthen the attraction of the city globally for both study and work.”
As such, international enrolments across South Australia have grown by 13.6% over the year to March 2019, outpacing the national average over the same period, reaffirming the state’s standing as the preferred destination for international students. 
Located in the Adelaide CBD, the asset is situated within proximity to The University of Adelaide, University of South Australia, Flinders University City Campus, Torrens University, the Adelaide Central Market, Chinatown, Rundle Mall and the Royal Adelaide Hospital.  
Jamie Guerra, Managing Director/South Australia, JLL, noted the University of Adelaide Village is staffed 24 hours a day, 7 days a week and provides a safe and supportive environment with a focus on fostering a strong sense of student community. 
Adelaide is home to four universities, three of which are well renowned public South Australian universities and Adelaide has over 71,540 full-time students with about 60% studying in the two main Universities, including The University of Adelaide. 
According to research from Savills Australia, the critical undersupply of appropriate purpose built student accommodation (PBSA) in many capital cities, high occupancy levels within stabilised operational properties, robust revenue growth and attractive yield pricing in comparison to other domestic and global real estate asset classes, all contribute to student accommodation being an attractive investment. 
Offers on 210 Grote Street, Adelaide close August 15.
 
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University of Adelaide Village student accommodation set to hit the market

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Renewal SA has a number of industrial projects predominantly situated to the north and south of the Adelaide CBD, according to the latest report from Herron Todd White.
SA Renewal works to promote investment in the state through private sector access to government land holdings.
Projects include the Grand Trunkway Estate and Port Direct developments to the north-west of the CBD and close to Port Adelaide, Edinburgh North to the outer north, Tonsley to the south and Seaford to the outer south. 
The Grand Trunkway Estate is a General Industry zoned development of 15 hectares and has strong transport links to the Outer Harbour, Interstate Main Rail Line and the Port River Expressway.
The valuers noted that Renewal SA has also retained land for further stages and to accommodate occupiers with larger land requirements such as. 
Further north-west is the Port Direct development of 27 hectares which has access to the Outer Harbor import/export facilities and to the facilities within the Naval Shipbuilding Precinct which is within 1.2 kilometres. 
The Northern Adelaide Food Park at Edinburgh North is proposed to be the state’s premier food manufacturing precinct.
The site was previously earmarked for the Parafield Airport, however concerns from tenants and purchasers relating to the ownership of the land have caused the government to reconsider.
The Seaford Industry Park project commenced in 2004 with the aim to support food and wine businesses with links to McLaren Vale.
The development is zoned General Industry and aims to support the fast-growing suburbs south of the Adelaide CBD. 
Tonsley, the former Mitsubishi Motors assembly plant, is in the process of being completely re-developed into a mixed-use district with residential, high-value manufacturing and commercial allotments.
The Main Assembly Hub, an 80,000 square metre warehouse, has been adapted for re-use as the centre of Tonsley’s social activity and features shops, cafes, services and facilities.
The General Motors Holden site of approximately 122 hectares at Elizabeth (north of the Adelaide CBD) is reportedly under contract to an interstate developer with a large portion of the site to be transformed into an innovative business park.
The report indicates that Holden will retain a significant portion of the site as a spare parts operation and the history of the site will also be recognised with a proposed heritage and hospitality centre.
However the above developments are not considered to be situated within prime industrial locations the valuers noted.
The premier industrial precinct within Adelaide is Regency Park, which is partly due to its proximity and ease of access to major transport routes.
"The North-South Corridor is integral to the delivery of the 30-Year Plan for Greater Adelaide," it said.
"At present, there are a number of stages and ongoing works underway for the project, spanning some 78 kilometres between Old Noarlunga and Gawler which include a series of strategic non-stop links to connect the expanding industrial and residential growth areas."
Herron Todd White Research and M3 Property Research have seen yields within well located, prime industrial locations tighten.
Their research indicates prime industrial yields across all precincts are typically between 7.75% and 8.75%, whilst secondary yields are between 9% and 9.75%.
Market reports indicate that owner-occupiers have become a prominent purchaser group since the progressive phase-out of stamp duty in South Australia from 1 July 2016.
This, as well as the relatively low and competitive interest rates, has benefited purchasers and the valuers forecast it will continue to do so in the near future after the full abolishment at the end of the 2017/18 financial year.
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SA Renewal industrial projects underway in Adelaide: HTW 

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The two level penthouse crowning The Wave complex in the heart of Adelaide has been listed for sale for the first time.
The apartment is one of four sky penthouses in the mixed-use building.
The entry level of the 550 sqm apartment comprises the main living, kitchen and dining space which opens to the full length entertainer's terrace.
The wave like curved exterior offers a wide view across Adelaide. On this level is the master suite, comprising a dressing room, ensuite and second living area, as well as a home office.
Upstairs there's another master with ensuite and dressing room, as well as a third bedroom and a third living area.
Harcourts Williams agents Stephanie and John Williams are marketing the penthouse as South Australia's most exclusive luxury sky terrace. 
The apartment comes with garaging for five cars, accessed by keyless entry. 
This article first appeared in The Weekend Australian.
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Two level penthouse in The Wave, Adelaide listed

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Office vacancy rates in the Adelaide CBD decreased from 14.7% to 14.2%, led by reductions in both the core and fringe sectors of the Adelaide market, according to the latest report from Herron Todd White.
The valuation firm found, Premium and A grade vacancy has been recorded at 2.6% and 14.3% respectively.
While that 2.6% premium grade vacancy figure seems very low, there is a very limited amount of premium space on offer in the Adelaide CBD so that should be taken into account.
These vacancy figures support the nation-wide push for more efficient and more sustainable office spaces as climate change discussions continue to dominate the political landscape.
As a result of the reducing vacancy rates, office property yields have remained solid, with A grade space in the Adelaide market recording yields of 6% to 8%.
The report authors said, "in comparison, Sydney and Melbourne A grade office properties are fetching 4.5% to 5.5%, however the eastern states are recording higher levels of rental growth compared to the Adelaide market."
"Gross face rents for prime space in the Adelaide office market are currently around $550 per square metre while A grade space is fetching $370 per square metre.
"The latest figures from the PCA have analysts predicting 2% to 2.5% growth for premium space in Adelaide over the next few years. In addition, the current incentive levels for premium and A grade office spaces are expected to decline over the next two years to a level around the 25% to 30% mark."
Sales are down from the record levels set in 2018.
There are however some major offerings currently on the market, notably 25 Grenfell Street (pictured in title), which was listed for sale just two years after being purchased by Credit Suisse for $125 million.
Furthermore, there are some significant developments that will increase the supply side of the office market throughout the second half of 2019.
One such development is GPO Tower, currently under development it will add 24,500 square metres of space to the core market, located at 2-10 Franklin Street.
Upon the project’s completion late this year, major tenant BHP will occupy 40% of the building and the global mining giant’s name will illuminate the Adelaide skyline as they have secured the naming rights of the new office tower as part of the lease agreement.
The BHP lease now takes the committed net lettable area of the building to roughly 90%, as the South Australian Attorney General’s department has pre-committed to a lease of 50%.
The pre-commitment levels mean that although the building is yet to be completed, there will only be roughly 10% or 2,450 square metres of lettable space available when the office building officially opens late this year.
However further additions by way of new development in the Adelaide market will be scarce.
The Festival Plaza development at Station Road, which encompasses over 43,000 square metres of lettable area, is not predicted to reach completion until 2021. Plus 73-85 Pirie Street, the old Planet Nightclub site that has lay dormant since 2004, has only now been granted
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Office vacancy rates down in Adelaide: HTW Commercial

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Former Adelaide financial adviser, Robert Pryor Smith, has appeared in the Adelaide Magistrates’ Court after being charged with 27 dishonesty offences.
ASIC alleges that between 14 October 2010 and 12 July 2016, Mr Smith stole approximately $179,600 from a deceased estate of which he was executor, by transferring the money from the estate account to one of his own accounts. The property was jointly owned by the beneficiaries of the estate, who were charitable organisations.
The offences were allegedly committed when Mr Smith was a financial adviser of Futuro Financial Services Pty Ltd (Futuro) and director of Advice 4 Wealth Pty Ltd (A4W), and when Mr Smith and Futuro were authorised representatives of A4W.
Mr Smith appeared in the Adelaide Magistrates Court on 7 June 2019. Mr Smith was placed on bail and was remanded to appear in the committal court on 23 July 2019.
Mr Smith faces a maximum penalty of 10 years imprisonment for each offence committed prior to May 2012, or 15 years imprisonment for each offence committed after that time.
The Commonwealth Director of Public Prosecutions is prosecuting the matter following referral of a brief from ASIC.
<h2>Background</h2>
On 8 January 2018, ASIC took administrative action against Mr Smith, permanently banning him from providing financial services, on the basis that he was not of good fame or character.
Smith, of West Lakes, South Australia from providing financial services on the basis that he is not of good fame or character.
Mr Smith was an authorised representative for Futuro Financial Services Pty Ltd (Futuro) from 10 October 2008 to 12 September 2017. Mr Smith is also the sole director of Advice 4 Wealth Pty Ltd (Advice 4 Wealth) which has been an authorised representative for Futuro since 29 September 2008.
An ASIC investigation found that between 29 December 2008 and 12 July 2016, Mr Smith electronically transferred a total of $278,042.58 from the bank account of a deceased estate for which Mr Smith was the Trustee and Executor to bank accounts held in Mr Smith's name, or in the name of Advice 4 Wealth.
ASIC found that Mr Smith's conduct was designed to benefit his own interest and financial needs at the expense of the Estate and the beneficiaries. ASIC also found that Mr Smith's conduct was dishonest and that he made false statements about what happened to the Estate funds.
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Alleged deceased estate theft triggers Adelaide court appearance for Adelaide financial adviser

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A Victorian terrace residence located in the East End of Adelaide with elevated district views is on the market, but under offer. 
It has been offered by Tim Thredgold and Mellissa Hesketh from Toop &amp; Toop Real Estate. 
Situated on a 205sqm block, the Victorian terrace at<a href="https://www.realestate.com.au/property-house-sa-adelaide-131198434" target="_blank"> 307 North Terrace, Adelaide</a> combines original grandeur with contemporary style.
The Victorian terrace of buildings was completed during the boom from the late 1860s to the mid 1880s. 
It was part of the Botanic Chambers and Hotel designed by architect Michael McMullen and built by J.Barry in 1876 - 1877 for Richard Vaughan. 
The home comprises four bedrooms, large formal living and dining room with fireplace, gourmet kitchen with marble bench tops, and glass bi-fold doors opening to the private courtyard.
<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/2019/5/28/adelaide%202.jpg" alt="">
The basement contains a guest bedroom, separate bathroom and full kitchen with its own private entry off North Terrace. 
Other highlights include double glazing, solar panels, filtered water, high ceilings and polished timber floorboards. 
<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/2019/5/28/adelaide%203.jpg" alt="">
It has been recently re-wired and plumbed. 
The terrace is within an easy stroll to cafes, cinemas, sport, entertainment, Botanic Gardens and surrounding parklands.
It is currently under offer.
The expressions of interest campaign was scheduled to close June 6. 
 
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Historic Adelaide Victorian terrace residence under offer

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One of Adelaide’s premier office and carpark landmarks, 80 Flinders Street, has been listed for sale.
Completed in 2006 and comprehensively refurbished in 2019, the 12,154 square metre office building is located on a 4,387 square metre site.
It is 100% leased to industry leading tenants, including BAE Systems, IAG and Beach Energy, providing a WALE of 4.78 years.
The multi-deck car park, consisting of 694 spaces, is leased to Wilson Australia.  
CBRE and Knight Frank have been appointed to market the property on behalf of Lendlease's Australian Prime Property Fund Commercial. 
Thomas said South Australia’s strengthening economy was providing a platform for greater investment in the state. 
"Investment confidence in the state continues to rise, with investors increasingly attracted to the state’s diverse and sustainable economic base, which is unlike the boom/bust market cycle experienced in other states," Thomas 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 range of sectors, including defence, resources, technology, education, and healthcare."
<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/2019/5/21/80%20Flinders%20St.jpg" alt="">
Bennett said the asset would command wide appeal from buyers seeking 100% leased and multi-tenanted office buildings with a WALE of 4.78 years by income (as at 1 August 2019). 
"80 Flinders Street is one of the most desirable office towers in Adelaide and boasts the highest car park ratio for an office building in the CBD," Bennett said.
The floor plates are greater than 1,070 square metres, which is very popular in our market.
The asset also boasts two super floors of over 3,200 square metres each, which are the largest in Adelaide. In addition, an opportunity exists on level one, where the existing carparks can be converted to office space, adding approximately 1,000 square metres. 
Offers for 80 Flinders Street close June 20.
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Lendlease property fund to sell Adelaide office and carpark complex

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EXPERT OBSERVER
Remarkable consistency of steady performance is the hallmark of the Adelaide property market, which I regard as the nation’s most under-rated. It has more suburbs with rising demand than any other capital city and the current number is the second highest for Adelaide since Hotspotting started its quarterly surveys of sales activity four years ago.
In the past seven quarterly surveys, the number of growth suburbs has been 48, 45, 58, 61, 71, 60 and 62, showing that the market remains elevated compared to the levels of 18 months ago and continues to show great consistency.
SA, dominated by Adelaide, has impressed with its steady performance in the past five years. Each of the past 21 quarters has recorded between 8,000 and 9,500 dwelling sales. Adelaide has recorded between 45 and 71 growth suburbs in 16 of the past 17 quarterly surveys. 
It continues to rank well ahead of Sydney, Melbourne and Brisbane, as well as the strongly recovering Perth market, in terms of the number of growth suburbs – and ahead of most state regional jurisdictions (where most of the strong growth markets are found at present).
And while sources such as CoreLogic and SQM Research 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 74% of Adelaide markets have median prices higher than a year ago - and roughly half of those have grown by more than 5%.
Of the 199 Adelaide suburban markets analysed, 70 have grown 5% or more and 78 have increased by less than 5%. There are 23 suburbs where the annual growth in median prices has topped 10% - including North Adelaide (up 23%), Mansfield Park (20%), St Georges (18%), Henley Beach South (15%), Glenelg units (27%) and Norwood units (17%).
It’s noteworthy that many of the upper-end suburbs have recorded more than 5% growth in their median prices in past 12 months. Suburbs with median prices above $700,000 and good annual price growth include Beulah Park, Clarence Park, Craigburn Farm, Glen Osmond, Glenelg East, Glenunga, Goodwood, Henley Beach, Henley Beach South, Kensington Park, North Adelaide, Prospect, Seacliff, Somerton Park, St Georges, Stirling, Unley and Walkerville.
The growth is not all confined to the top end: there are suburbs with growth above 10% spread across all price ranges, including Broadview (up 15% to $560,000), Daw Park (up 14% to $640,000), Mansfield Park (up 20% to $395,000) and Tea Tree Gully (up 12% to $445,000). This reinforces the reality that out-performing areas can be found even when the overall market appears to be moderate.
The high number of suburban markets with rising sales activity suggests price growth will continue.
Adelaide has a broad geographical spread of LGAs with good numbers of growth markets. There are nine municipalities which have four or more suburbs with rising sales trajectories leading to price growth. This means there is growth momentum across the metropolitan area.
Port Adelaide Enfield continues to be a leading precinct, with eight growth suburbs including Dernancourt, Enfield, Greenacres, Lightsview, North Haven, Northfield and Semaphore. Five suburbs have recorded annual median price growth above 5%.
Onkaparinga, which always features prominently, also has eight suburbs with growth momentum – including Aldinga Beach (quarterly sales 54, 62, 71), Flagstaff Hill (36, 42, 53, 56), Reynella (16, 26, 36, 31, 42) and Sellicks Beach (15, 15, 23, 22, 35).
The upmarket Burnside LGA is a new contender: it has six upwardly-mobile suburbs, including Glenunga, Burnside, Kensington Gardens, St Georges and Toorak Gardens. Five suburbs have recorded annual price growth above 5%, including Glenunga (up 11% to $1,055,000) and St Georges (up 18% to $1,150,000).
The Marion LGA, a middle-market area in the south-west of Adelaide which has been a market leader for the past 18 months, has faded slightly but still has five growth suburbs in terms of sales activity and five where median prices have increased more than 5%.
Six municipalities have four or five rising markets each: the Charles Sturt, Campbelltown, Holdfast Bay, Playford and Salisbury LGAs, as well as Marion.
The affordable Tea Tree Gully LGA features as a highly-consistent market and one where eight suburbs have recorded median price growth of 5% or more – including the suburb of Tea Tree Gully (up 12% to $445,000) and Fairview Park (up 9% to $410,000).
The solid performance of the Playford and Salisbury LGAs (eight growth suburbs between them) means the northern suburbs provide a range of very affordable markets with rising momentum. The suburb of Salisbury Hills ($285,000) in the Salisbury LGA has lifted sales from 30 to 32 to 41 to 56 in the past four quarters, while Andrews Farm ($275,000) in the Playford municipality has recorded quarterly sales totalling 33, 46, 50 and 52 after the past 12 months.
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 the most under-rated property market in Australia: Hotspotting's Terry Ryder

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Rental prices are steadily rising in the South Australian capital, with unit rents surpassing Perth last quarter for the first time, according to Domain. 
Its 2019 Rental Report said house rents are now at a record high while unit rents held at the record high achieved last quarter.
Adelaide’s vacancy rate indicates that the rental market is tightening, making it the third most competitive capital city for tenants.
Available rental stock has been sliding since mid-2017, and overseas migration edges higher, placing further pressure on rents.
Gross rental yields could attract investor activity, particularly given the lower purchasing cost relative to the eastern seaboard.
Annually house yields nudged marginally higher for the first time in just over five-years, while unit yields have been improving for a year.
The diminished prospect of capital gains and weaker yields in Sydney and Melbourne could see investors seek markets that have avoided the east coast price surge.
<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/2019/4/11/adelaide%20.jpg" alt="">
Source: Domain 2019 Rental Report
A dual level cottage located in the heart of Adelaide's south east corner has been listed for lease with a price of $410 per week (pictured below). 
The cottage at 14A Gladstone Street comprises of two bedrooms upstairs, study, third bedroom or dressing room, living area, country style kitchen, and rear alfresco courtyard/garden.
It is within walking distance from Adelaide's popular Hutt Street Precinct, shops and transport.
<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/2019/4/19/adelaide%201.jpg" alt="">
 A two bedroom apartment in Adelaide has been listed for $312 per week (pictured below).
The modern apartment at 1.3/242 Flinder Street features spacious living rooms, European-style kitchen including dishwasher, and entertainers balcony.
<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/2019/4/19/adelaide%202.jpg" alt="">
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