Strategic government planning will be crucial in addressing the ongoing supply/demand imbalance in Brisbane’s residential market, as new supply continues to lag.

That’s one of the conclusions from a new CBRE market analysis, which highlights positive fundamentals but ongoing challenges for both the Brisbane and broader South East Queensland residential market.

[smartcode_project:default project_id=136432 project_image_fid=5479]

While 5,600 apartments and townhouses are projected to be completed in Brisbane this year – up from an average of 3,500 in the five years to 2024 – CBRE Research Director Craig Godber said this figure had been somewhat inflated by project delays, which had shifted some anticipated 2024 completions into 2025.

Godber noted that recent completion levels were also well below the peak period in 2016 and 2017 when annual additions averaged around 12,500 units and townhouses.

“Brisbane's residential market is experiencing unprecedented growth, with demand outstripping supply," Godber said.

"Strategic planning by the State Government is crucial in addressing this imbalance and ensuring sustainable development."

Godber noted that low supply levels had translated into an extended period of low vacancy rates, with Brisbane’s metropolitan vacancy being at or below 1.5% since early 2021 and hitting 0.9% as at March this year.

These tight market conditions are evident across all city precincts.

[smartcode_project:default project_id=149098 project_image_fid=330588]

Looking ahead, adjusted additions between 2025 and 2029 are forecast at 23,200 dwellings, or 4,600 per annum, with 60% of these expected to be concentrated in Brisbane’s inner city.

“Brisbane’s low vacancy rate highlights the urgent need for additional residential supply and the forecasted growth in dwelling completions is a positive step towards meeting this demand,” Godber said.

[smartcode_project:default project_id=7574 project_image_fid=3770]

CBRE Metropolitan Investments Director Will Carman said Brisbane’s population expansion and strong demand fundamentals were driving interest in city development sites, but he noted that developer attitudes were shifting.

“As construction pricing continues to climb, developers are becoming more discerning. The focus has shifted toward delivering high-quality, well-located residential communities that can withstand market pressures and meet long-term demand,” Carman said.

He also noted the issue of affordability, with Brisbane’s median house price having crossed the $1 million mark.

“This reflects not only the city’s strong fundamentals and sustained demand, but also the growing challenge of affordability - particularly for first-home buyers. This price growth underscores the importance of strategic planning and quality development to meet evolving market expectations,” Carman said.

Developer focus shifts to high-quality, well-located residential communities that can withstand market pressures and meet long-term demand, new CBRE analysis shows

Joel Robinson

Challenges and opportunities in Brisbane’s residential market as supply lags

Not only is growth in Brisbane’s unit market lasting longer, it’s also getting stronger.

In August, unit values climbed a further 1.3 per cent, one of the strongest monthly results the Queensland capital has recorded in 2025, pushing the median unit value beyond $740,000, according to Cotality’s latest Home Value Index.

Over the rolling quarter, unit values surged 3.9 per cent, and are now 11.1 per cent higher year-to-date,&nbsp;making Brisbane the strongest-performing capital city unit market in the country.

The city’s apartment sector is also comfortably outpacing detached housing in 2025. House values rose 1.2 per cent in August to reach a median of $1.04 million, but quarterly growth was softer at 2.9 per cent, with an annual gain of just 7.3 per cent.

This widening divergence highlights the relative affordability of apartments and the intensifying demand for medium-density housing amid constrained supply,&nbsp;a trend reshaping Brisbane’s property market.

&nbsp;

<h2>What happened in Brisbane’s off the plan apartment market in August?</h2>

It was a busy month in Brisbane's off the plan property market, with new projects coming to the market, new projects and approved, and some hitting major construction milestones.

&nbsp;

Gold Coast developer <a href="https://www.apartments.com.au/developers/sherpa-property-group">Sherpa Property Group</a> revealed its debut Brisbane apartment development to the market, starting to take expressions of interest for&nbsp;<a href="https://www.apartments.com.au/new-apartments/symphony-south-brisbane-21-23-cordelia-street-south-brisbane-qld-4101">Symphony</a>&nbsp;in South Brisbane.&nbsp;

The 138-apartment development, part of Sherpa’s affordability-focused Flourish brand, is located near Fish Lane and aims to deliver quality homes at more accessible price points.&nbsp;

[smartcode_project:default project_id=7574 project_image_fid=3444]

Symphony’s one-, two-, and three-bedroom apartments will start from $655,000, with eligible first-home buyers benefiting from Queensland’s new stamp duty exemptions.&nbsp;

Over 1,400 sqm of communal amenity, including workspaces, rooftop pool, wellness centre, and private dining, will support a lifestyle-driven community.&nbsp;

Read more: <a href="https://www.apartments.com.au/news/qld/sherpa-opens-pre-release-for-debut-brisbane-apartment-development-symphony">Sherpa opens pre-release for debut Brisbane apartment development, Symphony</a>

Two new project launches in the same month is something Brisbane hasn’t seen in years. Joining Symphony at launch was <a href="https://www.apartments.com.au/new-apartments/banksii-east-brisbane-169-wellington-road-east-brisbane-qld-4169">BANKSII</a>, a 72-apartment development rising opposite Raymond Park in East Brisbane

To be developed by joint venture partners <a href="https://www.apartments.com.au/developers/core-property-partners">Core Property Partners</a> and <a href="https://www.apartments.com.au/developers/vector-property">Vector Property</a>, BANKSII has been designed by&nbsp;<a href="https://www.apartments.com.au/architects/mas-architecture-studio">MAS Architecture</a>&nbsp;to reinterpret and integrate the flow of the&nbsp;native Banksia flower into the architecture.

The rooftop will include a suite of wellness amenities including a pool, sauna, gym, and alfresco spaces.&nbsp;

[smartcode_project:default project_id=136432 project_image_fid=5476]

&nbsp;

With the Kangaroo Point Green Bridge, The Gabba, and Cross River Rail all within walking distance, BANKSII is poised to benefit from Olympic precinct investment in the lead-up to 2032.

Read more: <a href="https://www.apartments.com.au/news/qld/banksii-sales-launch-in-booming-east-brisbane-apartment-market">BANKSII sales launch in booming East Brisbane apartment market</a>

August saw major construction milestones achieved both in and out of the city.

<a href="https://www.apartments.com.au/developers/sekisui-house-australia" target="">Sekisui House</a>&nbsp;celebrated the completion of the Uno building at West Village, unveiling its largest apartments, up to 347 sqm internally, as part of <a href="https://www.apartments.com.au/new-apartments/the-allere-collection-west-village-mollison-street-west-end" target="">The Allere Collection</a>.&nbsp;

[smartcode_project:default project_id=114215 project_image_fid=5698]

Positioned in one of Brisbane’s most mature masterplanned precincts, the new residences target the undersupplied upper end of the market, offering rooftop gardens, pools, and pet-friendly amenities like the Paw Pavilion.&nbsp;

The Uno tower follows strong interest in its sold-out sister building Duo, due for completion in late 2025.

Read more: <a href="https://www.apartments.com.au/news/qld/sekisui-house-unveils-allere-unos-largest-apartments-as-building-completes">Sekisui House unveils Allere Uno's largest apartments as building completes</a>

At <a href="https://www.apartments.com.au/developments/rochedale-qld-4123">Rochedale</a> in Brisbane’s south, <a href="https://www.apartments.com.au/developers/metro-property-group">Metro Property Group</a> also marked a key construction milestone at Citrine Townhomes, with stage one now in the defects phase and full completion of all building works.&nbsp;

Stages one and two are fully sold out, while the recently launched stage three has just 10 four-bedroom homes remaining, priced from $1.125 million.&nbsp;

[smartcode_project:default project_id=136295 project_image_fid=2663]

Across the three stages, <a href="https://www.apartments.com.au/new-townhouses/citrine-townhomes-rochedale-311-gardner-road-rochedale-qld-4123">Citrine Townhomes</a> will deliver 90 three and four-bedroom homes with landscaped resident amenities, including a pool and BBQ area.&nbsp;

Settlements for stage one are expected to commence from October 2025.

Read more: <a href="https://www.apartments.com.au/news/qld/first-stage-of-townhouses-at-citrine-rochedale-reaches-completion-milestone">First stage of townhouses at Citrine Rochedale reaches completion milestone</a>

Builder-developer <a href="https://www.apartments.com.au/developers/mcnab-developments">McNab</a> is expected to launch its new West End project after receiving development approval from the Brisbane City Council in August.

The new development,&nbsp;<a href="https://www.urban.com.au/new-apartments/tannery-residences-439-montague-road-west-end-qld-4101">The Tannery Residences</a>, will see the historic Dixon's Tannery reimagined into a 10-level apartment building that will&nbsp;integrate the original 19th-century building into a resident wellness hub dubbed The Retreat, featuring a sauna, plunge pools, gym, Pilates studio, and co-working areas.&nbsp;

<img alt="McNab secures approval to transform West End's Dixon’s Tannery into The Tannery Residences" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_auto/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/McNab%20The%20Tannery_Render_09.jpg?VersionId=Ucpd19J0ABOpzetZ.BsyYmS_x2N2QV_g" />

The 81 residences, ranging from two to four bedrooms, will be complemented by expansive rooftop amenities, including a pool, dog-friendly zones, and outdoor dining.&nbsp;

McNab plans to begin construction in Q3 2025, with completion expected by late 2027.

Read more: <a href="https://www.apartments.com.au/news/qld/mcnab-secures-approval-to-transform-west-ends-dixon-s-tannery-into-the-tannery-residences">McNab secures approval to transform West End's Dixon’s Tannery into The Tannery Residences</a>

&nbsp;

One of the largest applications the local council has seen in years hit the new apartment pipeline in August.

Verso Development filed plans for Toowong Central, a $1 billion precinct across three towers delivering 1,100 apartments to Brisbane’s undersupplied inner-west.&nbsp;

&nbsp;

&nbsp;

<img alt="$1 billion Toowong Central to deliver 1,100 apartments to undersupplied Brisbane market" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_auto/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/architecture.png?VersionId=G7zTAAtY9Nj3muYKNSFxD_dzEWMqRn3X" />

Designed by <a href="https://www.apartments.com.au/architects/kerry-hill-architects">KHA</a>, the scheme includes short-term accommodation and a civic plaza, and aims to reclaim <a href="Toowong">Toowong</a>’s identity with subtropical urbanism and integrated public realm outcomes.

Read more: <a href="https://www.apartments.com.au/news/qld/1-billion-toowong-central-to-deliver-1-100-apartments-to-undersupplied-brisbane-market">$1 billion Toowong Central to deliver 1,100 apartments to undersupplied Brisbane market</a>

City Beat August 2025: Brisbane unit values surge again in August, as two new apartment developments launch to market

Summit &amp; Ridge, the fourth stage of Sekisui House Australia's Sanctuary in Wentworth Point, secured a flurry of sales at its recent launch.

More than 80 per cent of purchasers of&nbsp;<a href="https://www.apartments.com.au/new-apartments/summit-ridge-at-sanctuary-wentworth-point-14-16-hill-road-wentworth-point-nsw-2127">Summit &amp; Ridge</a>&nbsp;were owner occupiers, underlining the strong demand from buyers looking to live within the new&nbsp;riverfront community. Over 40 apartments were sold valued at $46.5 million within three hours of the launch event, with an average price of $1.107 million.

“Buyers appreciated the larger layouts in this stage and the sense of space Summit &amp; Ridge offers,"&nbsp;said Matthew Landa, Senior Sales Executive – Apartments &amp; Mixed-Use Developments.

"The combination of generous apartments, exclusive amenities and unique position on the Parramatta River peninsula helped with sales. Many told us they could picture themselves living here, it is a place that feels established, green and connected, yet private."

The launch drew interest from local buyers within a 5km radius, as well as repeat purchasers from previous Sanctuary stages, with 15 per cent of buyers upgrading their property portfolio through Sekisui House Australia’s Rewards Program. Purchasers also came from the Lower North Shore, Oatlands and the Inner West, highlighting the project’s broad market appeal.&nbsp;

<img alt="Summit &amp; Ridge at Sanctuary, Wentworth Point" data-entity-type="file" data-entity-uuid="1166d1aa-e075-429c-a1f4-4861cad140e3" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/2417_TheSanctuary_02_EXT_Podium.jpg?VersionId=E37Ym7TBhQX4VFKnFNDwccSiDLp81KZA" />

Comprising 488 apartments across Summt (39 levels), and Ride (32 levels), the first sales release focused exclusively on one and two-bedroom residences, priced from $720,000 to $1.3 million. One-bedroom apartments were popular, with purchasers valuing their limited supply, pricing and uninterrupted views across the Newington Nature Reserve, Parramatta River and picturesque views across the Blue Mountains.

Summit &amp; Ridge enjoys an enviable position on the <a href="https://www.apartments.com.au/developments/wentworth-point-nsw-2127">Wentworth Point</a> peninsula, the only built environment north of Hill Road, surrounded by water and a nature reserve. The project’s Neighbourhood Green, a 1.5-hectare landscaped parkland running through the heart of Sanctuary will also open soon.

The towers by acclaimed architects <a href="https://www.apartments.com.au/architects/turner-studio">TURNER</a> are defined by organic, sculptural forms that frame views, guide movement and enhance the connection between nature and the city, a design approach that ensures Summit &amp; Ridge will become a striking architectural marker within Sydney’s skyline.

<img alt="Summit &amp; Ridge at Sanctuary, Wentworth Point" data-entity-type="file" data-entity-uuid="49e681c8-af8e-4623-aa60-7573acaade7e" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/CGI1.png?VersionId=EkqjP9veHDeZaSeXkN8p1aOUW79nLdVv" />

Summit will feature resident-only amenities on level 29 including a resort-style pool and sauna, while Ridge offers an outdoor cinema, sunset bar and dining space on level 23. At the base of Ridge, a 110-place childcare centre will further support growing families, reinforcing the masterplan’s focus on lifestyle and community.

The interiors in the project by <a href="https://www.apartments.com.au/interior-designers/henderson-co">Henderson &amp; Co.</a>, were inspired by the “natural elegance” of Sanctuary’s landscape setting, with efficient Japanese design principles enhancing space and light throughout the homes. 
&nbsp; 
“The fact that sales were achieved so quickly shows the strength of demand for quality, well-designed apartments in Sydney,"&nbsp;Landa added.

"Owner occupiers in particular see the long-term value of being part of a master planned community delivered by Sekisui House Australia, and that trust has been a major driver behind this success."

Sales momentum was further supported by the current downward trend in interest rates, creating favourable conditions for buyers.

<img alt="Summit &amp; Ridge at Sanctuary, Wentworth Point" data-entity-type="file" data-entity-uuid="31591500-e65c-44d6-aa48-35310a7bd45b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/HERO_CASE%20STUDY%20A_1.jpg?VersionId=DiE.Zk1g8Rfb1fRmMMe_0r6oa55oYsAb" />

The recent completion of the third stage of Sanctuary, Laguna &amp; Glade,&nbsp;has further reinforced purchaser confidence, giving buyers a first-hand view of Sekisui House Australia’s build quality and design execution.

Nearby amenities include Marina Square Shopping Centre, Wentworth Point High School, ferry terminal, train station and the future Parramatta Light Rail.&nbsp;

Three and four-bedroom apartments will be released at future launches. &nbsp;Construction is anticipated to commence in Q4 2025 and completed by Q3 2028.

Every apartment in Summit &amp; Ridge will carry a 4 Gold Star iCIRT rating, an independent NSW Government-backed accreditation for integrity, capability and financial stability, giving buyers confidence they are investing in a home built to last.

[smartcode_project_cta:default project_id=144917]

Owner occupiers drive $46.5 million launch success at Summit & Ridge, Wentworth Point

Plans to transform the former VicRoads site in Kew are progressing with four shortlisted developers invited to submit their proposals for the site.

<a href="https://www.apartments.com.au/developers/riverlee">Riverlee</a>, <a href="https://www.apartments.com.au/developers/lendlease-development">Lendlease Development Pty Ltd</a>, <a href="https://www.apartments.com.au/developers/mirvac">Mirvac Group</a> and a <a href="https://www.apartments.com.au/developers/milieu-property">Milieu</a>-led consortium have been invited to participate in the Request for Proposal (RFP) process to deliver much needed housing at 60 Denmark Street, Kew.

Acting Executive General Manager Housing, Nemesia Kennett, said the RFP stage follows a strong response to the initial Expression of Interest (EOI) campaign.

"Denmark Street, Kew, presents a unique development opportunity which has attracted high caliber developers well qualified to transform the site,"&nbsp;Kennett said.

“Each shortlisted developer brings a depth of expertise and proven track record in delivering quality housing projects, achieving excellence in design and community outcomes. We’re looking forward to seeing the shortlisted developers' proposals and understanding how they will deliver the best outcomes for the community if successful."

Local views and priorities for the site were captured in a Community Aspirations Report that will guide the next stage of the development process.

"The report found overwhelming community support for redevelopment of the site and recognition of the urgent need for more homes in Kew,"&nbsp;Kennett added.

“Feedback also highlighted opportunities to revitalise public areas, improve walking and cycling connections, create more green open space, and celebrate the site's heritage, including its rail history and Wurundjeri cultural stories.”

Development Victoria will continue to communicate with the Boroondara Council and the local community throughout the transaction process.

A preferred development partner will be confirmed in 2026, following a thorough assessment of proposals.

Developers shortlisted to deliver housing in Kew

Builder-developer ALAND has drawn back the curtain on its first city-focused new apartment development.

The North Sydney development, <a href="https://www.apartments.com.au/new-apartments/the-walden-north-sydney-173-179-walker-street-north-sydney-nsw-2060">The Walden</a>, is the first time the company has ventured this close to the city, having previously completed thousands of apartments predominantly in Sydney's west, and more recently in Gosford.

<a href="https://www.apartments.com.au/developers/aland">ALAND</a> acquired the prime North Sydney site, spanning Walker and Hampden Streets just down the road from the Victoria Cross Metro station, for $240 million in June.

Now they've unveiled the new project, a mix of one-, two-, three- and four-bedroom apartments across a 30-level building designed by Rothelowman.

[smartcode_project:default project_id=134323 project_image_fid=6384]

The Walden will capitalise on the site’s front-row position on the eastern fringe of the <a href="https://www.apartments.com.au/developments/north-sydney-nsw-2060">North Sydney</a> CBD, which offers uninterrupted Sydney Harbour views stretching from the Sydney Harbour Bridge all the way to Sydney Heads.

The main tower will be flanked by a small four-level amenity building known as The Pavilion, offering exclusive resident-only amenities including a dedicated concierge service, a sauna and private wellness studio, a gymnasium and fitness studio, a resort-style rooftop pool and sundeck.

There will also be a&nbsp;residents’ lounge, private dining and a wine cellar, and co-working facilities with an on-site meeting room and boardroom.

&nbsp;

&nbsp;

[smartcode_project:default project_id=134323 project_image_fid=6382]

ALAND Founder Andrew Hrsto said the company knew they could create something "iconic" with The Walden when they saw the site.

&nbsp;

“As a company, we had been searching for a site in one of Sydney’s blue-chip locations, spanning the Eastern Suburbs, the Sydney CBD and the North Shore, and when we had the opportunity to purchase this site, we immediately recognised that it could be something iconic – being the last development with a view offering this exceptional.

“We identified the attributes and quality of the site as being perfectly aligned for ALAND – and we feel that this off-market acquisition is a perfect opportunity to showcase our craftmanship and expertise through a truly unique offering."

[smartcode_project:default project_id=134323 project_image_fid=6399]

Hrsto pointed to ALAND’s longstanding development expertise as a significant benefit in delivering a positive outcome for The Walden.

“Being a fully integrated development and construction business with a highly experienced team, we have the benefit of in-house experts across the development spectrum, from acquisitions, design, planning, and construction, to sales, marketing, property management, through to building management.

“As one of Australia’s largest private development and construction groups, we’ve been in operation for 23 years, with a Gold Star iCIRT rating and a 100 per cent delivery success rate across numerous masterplanned and mixed-use projects – and we’re very much looking forward to bringing this expertise to The Walden and contributing to the ongoing revitalisation of North Sydney."

The Walden is the latest development in Sydney to have the 10-year Latent Defects Insurance policy by Resilience Insurance, protecting buyers from any structural or waterproofing-related issues for 10 years post-completion.&nbsp;

Demolition of existing structures on The Walden site has already commenced through specialist civil contractor Moits, with the aim of completing preparatory ground works by the end of 2025, ahead of construction commencement in early 2026.

[smartcode_project_cta:default project_id=134323]

ALAND unveils The Walden, North Sydney's latest luxury apartment development

Land Development

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A Gladstone coastal land holding with development opportunities has been listed for sale via expressions of interest.
Situated at <a id="LPlnk706759" href="http://ecomms.raywhite.com/collect/click.aspx?u=jRYOrR8N39R+6hBQZ7yXMt0Z3VIjNMZG40szXCCu3Sh5Ey0w4Kgy1BZFFL9hk1g2ZHtHaapiIlE=&amp;rh=ff004855b575d2bd990ec549984891183d3498d4" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable">485 Tannum Sands Road</a>, the parcel offers 1,511 hectares of land across three titles and comes with main road frontage that allows for access. 
The site is being marketed by Ray White Special Projects QLD directors Tony Williams and Mark Creevey.
Williams said the asset was directly adjacent the approved $1.2 billion Hummock Hill Tourism redevelopment and offered potential buyers a number of different options.
“Here we have an excellent potential master planned development and/or tourism venture opportunity, subject to relevant approvals,” he said. 
“What is in place though, is existing permits for sand mining operations, with approvals to clear vegetation in-line with those permits.” 
Creevey said the location of the site was a drawcard and was complemented by the potential growth around the asset. 
“The parcel adjoins existing residential development as well as being surrounded by proposed tourism projects and commercial redevelopment,” he said. 
“Being positioned so close to the Bruce Highway, offering connectivity north and south, is another real positive for the site.” 
Expressions of interest close March 20 2019.
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j.ballantyne1990-6AQqhLzZaK

1500 hectare coastal Gladstone land holding with development potential listed

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Queensland property group CFMG Capital has unveiled their latest investment opportunity from its $200 million CFMG Land &amp; Opportunity Fund, seeking to raise $3 million for a 100-lot community between Brisbane and the Gold Coast.
The new project, Elevate, will be located on a 5.7-hectare site at Ormeau Hills which was recently acquired for its strategic positioning in the thriving development corridor between Brisbane and the Gold Coast.
The CFMG Land &amp; Opportunity Fund is an unlisted managed investment scheme that invests in the development of residential land subdivision projects on a case-by-case basis. The Fund currently holds investments in seven different projects with a gross sales value of more than $200 million.
The Product Disclosure Statement (PDS) for the Elevate project indicates a 12% fixed return per annum over the two-year fixed investment term.
CFMG Capital General Manager Andrew Thomson said the property was settled in June 2018, with a development approval for 96 allotments already in place, with plans to apply for amendments which will allow for Elevate's 100 total lots.
Mr Thomson said the Land &amp; Opportunity Fund was a powerful tool for investors seeking exposure to Queensland's residential land market.
"The Fund's fixed 12% per annum return is quite attractive in a low interest rate environment and only achievable through a combination of our internal development expertise, a commitment to putting returns to investors ahead of development profits and the expectation that Queensland land market will continue to strengthen over the next two years," he said.
"Investors also receive the return on their investment on a fixed maturity date - typically after 18 to 36 months.
"In contrast to volatile property investments based on assumptions, CFMG Capital's fund duration and fixed return policy gives investors a healthy level of confidence that the returns will be delivered."
Mr Thomson said managed investment schemes like the CFMG Land &amp; Opportunity Fund were a sensible alternative for investors looking for property exposure but not the risks associated by directly buying a single property that is heavily leveraged.
"The Fund is based on exposure to dozens of blocks of land in a subdivision or across multiple projects, providing diversification over direct residential property which typically limits investors to one asset," Mr Thomson said.
"CFMG Capital is also a solid investment due to the strict criteria we adhere to before acquiring land to maintain value over the long term," Mr Thomson said.
"Our entire business model is based around securing land with proximity to a major capital city, existing and proposed competing land estates and key planned infrastructure projects.
"We also take population growth and demographics of the locality into account, and ensure investors can secure opportunities in areas with employment opportunities, lifestyle choices like schools, transportation and recreation," he said.
CFMG Capital's Elevate site in Ormeau Hills is 25 kilometres north of the Gold Coast CBD and 40 kilometres south of the Brisbane CBD, and is within one kilometre of the existing Ormeau Town Centre which features a Woolworths, IGA, service centre, health care and a range of specialty stores.
The future North Ormeau Town Centre is also currently under construction 500 metres away with Coles confirmed as the major tenant.
Ormeau Hills has also earned it title as a growth area from the demand generated by the proximity of major transport infrastructure such as the M1 and Gold Coast bus routes, nearby open space and parkland and key employment nodes including the 127 hectare Yatala Enterprise Area, which is projected to inject $1 billion into the local economy over the next decade.
Stage one subdivision works on the Ormeau land are planned for October 2018 and will carry on through 2019, with registration of allotments taking place April 2019 and final stage one settlement later in the year.
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CFMG unveils Ormeau Hills investment offer with fixed 12% return

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Nearly 15,000sqm of developable land in Perth’s southern suburbs has been listed for sale with expectations of around $2.1 million.
The land, 535 Millar Road, Wellard, is 38km south of Perth and fronts the Kwinana Freeway. 
Ryan McGinnity from CBRE said the opportunity came at time when Western Australia’s residential market had received a considerable boost with changes to the First Home Owners Grant.
“Given the State Government’s recent decision to increase the First Home Owners Grant to $15,000 for new builds, residential development opportunities in high growth suburbs such as will be of strong interest to developers,” he said.
“With development approval to accommodate 22 green title lots, this property presents an attractive opportunity to undertake a residential project in a proven growth area.”
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Residential development land in Perth's Wellard growth zone listed

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Sydney's south west developer Dahua Group Australia capped off a busy month at its $1 billion New Breeze housing estate at Bardia.
All 85 land lots released in April for the projects first stage sold, for a total of $36 million.
It sales ranged from $330,000 for a 250-square metre lot up to $588,000 for 589 square metres.
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Bardia land lots selling well for Dahua Group

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Developers within the Australian Capital Territory need now apply for land tax relief using the Application for a Builder’s Land Tax Exemption Form due to changes in the Land Tax Act 2004 (ACT) which came into effect 24 November 2015.
Prior to the change, land in the ACT owned by a company to build residential homes for sale were exempt from land tax for two years.
Now a builder or land development company must apply in writing for a declaration that a parcel of ACT land is exempt from land tax. 
The company will be eligible for the declaration if the parcel is used by the company only to construct new residential premises and if the new residential premises are to be sold by the company when finished, according to Meyer Vandenberg Lawyers, who said once a declaration is given, the exemption applies for two years beginning on the first day of the first quarter after the company becomes the owner of the land.
The Application for a Builder’s Land Tax Exemption Form can be found <a href="https://www.revenue.act.gov.au/duties-and-taxes/land-tax/general-information" target="_blank">here</a>. 
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Property 101: ACT property developers must now apply for land tax exemption

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Nine months down and heading into the home stretch of 2015, I feel like a lot of local developers are very much standing on the sidelines. They are just itching to get into the marketplace, but have either been the bridesmaid but never the bride in missing out on their desired sites, or are simply waiting for the market to cool down.

If you refer to yourself as a “developer”, you instinctively have trouble with the above two scenarios. You want to find that next project, but you can’t overpay. Surely the market is about to turn downwards. It has to!

The flow of money from Asia has to stop soon, it can’t keep going on like this forever! Maybe, but maybe not. No one has the magic property 8-ball.

Some have turned to selling existing sites (with or without permits) given how strongly the market has performed, while others have looked at sites interstate or further out from the Melbourne CBD, something they would have never originally considered. Whilst most would never admit it, they are now working to smaller profit margins.

Are there risks in the above? Absolutely. Flipping sites is never easy, and the profits can pale (as do the risks) in comparison to actually developing the end product. Investing in an interstate market can be fraught with obstacles, from using an unknown consultant team, misunderstanding local planning laws, and misjudging the end market based on a lack of local knowledge.

Working to a smaller profit margin also leaves one open to a correction in the marketplace from increased supply (or just a stalling of appetite) on end residential values or the mercy of builders/construction cost. If the margin gets too tight, that will trickle onto lenders viability to lend against the project, no matter how maybe boxes may be ticked to de-risk.

<h2>What other issues are we seeing?</h2>

Obtaining planning permits is getting more and more challenging to forecast from a time/cost perspective. Local councils in the middle or outer ring of Melbourne are struggling to keep up with applications and the ability to correctly vet them. Many are simply deemed too hard in unknown GR zoned land, and have refused to let VCAT make the decision.

I’d also suggest there are some political benefits in this approach given heavy local objector groups in some municipalities. In the inner city, the backlog with the Planning Minister is still significant from all reports. Is there a risk of a bottleneck, or Melbourne becoming just “too hard”?

We might find out if overseas developers don’t make repeat purchases, or a few local developers come unstuck working to lower margins.

Local buyers are also becoming more sophisticated in every respect. Where location has traditionally been “King”, a smart floor plan is now “Queen”; and buyers want both! A one bedroom apartment can be sized at 52 sqm with an outdoor area, but if the kitchen is stuck in a dark corridor or the living space is too narrow to accommodate a couch, coffee table, and TV unit, be prepared to be left with that stock at settlement unless heavily discounted or sold wholesale.

Developers really need to push architects to create usable spaces whilst balancing yield requirements. Too often a developer can get caught up with profitability, and that is of course important. But it is also important to realize an actual profit and not carry compromised stock. Your last stock sold is often your profit.

Also, selling apartments off the plan is more sophisticated than ever before, predominantly due to the quality of 3D renders which often reflect a kitchen or bathroom buyers might have been used to seeing in “The Block”. It’s great that the marketplace is pushing quality, but this comes at a cost.

I am certain buyers expect the finished product to look like the marketing render, regardless of how many “artist impression” disclaimers might appear in the bottom corner. Everyone loves putting in some feature joinery or a nice pendant, and it should also be in the apartment at settlement.

Do I still think there are opportunities in the marketplace? Without a doubt. Samuel Property have sold two development sites (one with and one without a permit) this year, two developments have been sold out off the plan, and we’ve purchased five other parcels for development. Property is supposed to be long term and safe, whilst the stock market is supposed to be fluid and liquid.

But in the current 2015 marketplace, I see some similarities. If you intend to be active, you need to be willing to be nimble, do your due diligence, act with conviction as you read the market, and be comfortable with the high risks associated with your project.

Whatever comes in 2016, it won’t be the same as 2015.

Illan Samuel is the Managing Director of <a href="http://www.samuel.com.au/">Samuel Property</a>.
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