The federal government’s proposed changes to negative gearing and capital gains tax concessions are expected to reshape where investors direct their attention over the coming years.

Under the policy settings, established properties would lose access to both incentives, while new and off-the-plan apartments would retain them, creating a clear advantage for buyers willing to purchase into the development market instead.

That shift comes at a time when the supply of traditional investor-grade apartments has already become increasingly limited.

For years, one-bedroom apartments formed the backbone of investor demand. Compact, lower-priced and typically positioned in high-demand locations, they were the type of stock developers actively brought to market.

Today, the development pipeline across New South Wales looks very different.

Projects are increasingly geared towards owner-occupiers, with larger three and four-bedroom apartments dominating many new developments. While there are still some one-bedroom and smaller two-bedroom configurations available, genuine investor-focused stock is no longer as common as it once was.

With investors now expected to look more closely at the new apartment market, we analysed the projects currently on offer across New South Wales for buyers reconsidering the established market.

We focused on developments priced around $1 million, a realistic ceiling for many investors in the current lending environment. In precincts closer to the CBD, that budget will typically secure a one-bedroom apartment, while in a number of growing middle-ring and outer suburbs, it can still stretch to a two-bedroom unit.

<h3>Danks St District, Waterloo</h3>

Price: From $985,000

One of the largest mixed-use developments currently underway in Sydney's inner south, DASCO Australia's Danks St District will transform a 1.7-hectare site on Bourke Street into a six-building residential precinct with more than half of the site dedicated to open space.

[smartcode_project:default project_id=111820 project_image_fid=344699]

The project offers one, two and three-bedroom apartments, terraces and penthouses within walking distance of Surry Hills, Centennial Park and the future Waterloo Metro Station. For investors seeking a blue-chip inner-city location, it is one of the few opportunities to secure a new apartment under $1 million this close to the CBD.

Danks St District also has the sought-after 10-year Latent Defects Insurance by Resilience Insurance, covering an investor for any major structural or waterproofing issues that may arise within the first 10 years of the building completing.

<h3>Senso, Epping</h3>

Price: From $835,000

Epping continues to attract strong buyer demand thanks to its connectivity, schooling options and growing town centre. Senso, a five-building development by DASCO, will deliver 479 apartments adjacent to the future Epping Town Centre masterplan.

[smartcode_project:default project_id=134954 project_image_fid=4396]

The project is just a short walk from Epping Metro Station, providing direct access to Macquarie Park, Chatswood and the Sydney CBD. One-bedroom apartments start from $835,000.

DASCO has also taken out Resilience LDI on Senso.

<h3>Willow, Wentworth Point</h3>

Price: From $735,000

Wentworth Point has emerged as one of Sydney's fastest-growing apartment markets, underpinned by major infrastructure investment and improving transport links.

[smartcode_project:default project_id=6969 project_image_fid=228633]

Willow forms the latest stage of Sekisui House Australia's $2 billion Sanctuary masterplan and will deliver 309 apartments across a mix of low-rise buildings and a 28-storey tower. One-bedroom apartments start from $735,000, offering one of the more accessible entry points into Sydney's waterfront apartment market.

<h3>Mason &amp; Main, Merrylands</h3>

Price: From $498,000

For investors focused on affordability and immediate rental returns, Mason &amp; Main stands out as one of the few completed projects on this list.

[smartcode_project:default project_id=31751 project_image_fid=359818]

The Coronation Property development comprises 415 apartments in the heart of Merrylands, directly opposite Stockland Merrylands and just 350 metres from the train station. Studios start from $498,000, while one-bedroom apartments are available from $635,000.

<h3>Zeste, Norwest</h3>

Price: From $755,000

The final apartment release within Sekisui House Australia's $1 billion Orchards masterplan, Zeste marks the completion of a community more than a decade in the making.

[smartcode_project:default project_id=150510 project_image_fid=351885]

Positioned 600 metres from Norwest Metro Station, the project offers one to four-bedroom apartments and access to extensive communal amenities and established parklands. One-bedroom apartments start from $755,000.

<h3>The Residences at Wahroonga Estate, Wahroonga</h3>

Price: From $895,000

New apartment supply in Wahroonga is exceptionally rare, particularly at scale.

[smartcode_project:default project_id=135247 project_image_fid=284378]

The first stage of the 64-hectare Wahroonga Estate masterplan will deliver 133 apartments surrounded by bushland and established Upper North Shore amenity.

For investors seeking exposure to one of Sydney's most tightly held markets, one-bedroom apartments start from $895,000.

<h3>Aeris, Melrose Park</h3>

Price: From $724,000

Melrose Park is set to become one of Sydney's largest urban renewal precincts over the next decade, with thousands of new homes planned alongside significant transport and retail infrastructure.

[smartcode_project:default project_id=426 project_image_fid=355197]

Aeris is the sixth stage of Sekisui House Australia's $5 billion masterplan and will deliver 468 apartments across three towers. One-bedroom apartments start from $724,000.

<h3>Dawn, Melrose Park</h3>

Price: From $704,000

Also within the Melrose Park masterplan, Dawn offers one of the lowest entry points on this list.

[smartcode_project:default project_id=145496 project_image_fid=334164]

Developed by Sekisui House Australia and Hankyu Hanshin Properties, the project comprises 368 apartments across four buildings, with one-bedroom apartments starting from $704,000.

<h3>The Rothschild, Rosebery</h3>

Price: From $799,000

Completed projects are becoming increasingly difficult to find in Sydney's inner south, making The Rothschild a notable opportunity for investors wanting immediate rental income.

[smartcode_project:default project_id=106843 project_image_fid=256816]

The Deicorp development sits within walking distance of The Cannery, Green Square and Gunyama Park, with one-bedroom apartments available from $799,000.

<h3>Larool Crescent, Castle Hill</h3>

Price: From $730,000

Castle Hill remains one of Sydney's strongest-performing metro-connected suburban markets, supported by major retail amenity and direct rail access to the city.

[smartcode_project:default project_id=135330 project_image_fid=289121]

CPDM's Larool Crescent development will deliver 113 apartments and townhouses just 600 metres from Castle Hill Metro Station. One-bedroom apartments are priced from $730,000.

<h3>The Avenues, Zetland</h3>

Price: From $803,000

Directly opposite Gunyama Park and Aquatic Centre, The Avenues forms part of Deicorp's broader $874 million East Zetland precinct.

[smartcode_project:default project_id=146262 project_image_fid=357151]

The development combines park-front living with proximity to Green Square Station and the CBD, while one-bedroom apartments remain available from $803,000.

<h3>The Kensington, Kensington</h3>

Price: From $1.03 million

While sitting slightly above the $1 million threshold, The Kensington remains one of the few opportunities to secure a brand-new apartment in Sydney's tightly held eastern suburbs.

[smartcode_project:default project_id=110959 project_image_fid=371479]

Located just four kilometres from the CBD, the TOGA development benefits from direct light rail access and proximity to UNSW, Prince of Wales Hospital and the broader K2K precinct.

The building has recently completed, and will welcome residents soon.

<h3>Lillian, Erskineville</h3>

Price: From $1,075,000

Erskineville rarely sees significant new apartment supply, particularly in locations adjacent to major parkland.

[smartcode_project:default project_id=135149 project_image_fid=368154]

Coronation Property's Lillian overlooks the new McPherson Park and sits just 3.5 kilometres from the CBD. While one-bedroom apartments are priced slightly above $1 million, the combination of location and limited competing supply places it among Sydney's most compelling inner-city apartment opportunities.

<h3>La Vera, Macquarie Park</h3>

Price: From $700,000

Macquarie Park continues to evolve from a commercial hub into one of Sydney's most significant mixed-use centres.

[smartcode_project:default project_id=134951 project_image_fid=358802]

Urban Property Group's La Vera offers one-bedroom apartments from $700,000, placing it among the most affordable new apartment opportunities in a precinct supported by metro rail, employment and education infrastructure. La Vera is another project with the sought-after 10-year Latent Defects Insurance.

Joel Robinson

Investors to turn to new and off the plan apartments after federal government changes spark hunt for Sydney’s best sub-$1 million projects

Fitzroy is set for another apartment development in keeping with its cool, urban heritage.

The busy&nbsp;<a href="https://www.apartments.com.au/developers/antipodean-land-developments">Antipodean Land Developments</a>, which is also progressing projects in Thornbury and Surrey Hills, has plans for <a href="https://www.apartments.com.au/new-apartments/11-13-spring-street-fitzroy-vic-3065">14 new apartments at&nbsp;11–13 Spring Street</a>, near Johnston Street and the tram route along Nicholson Street.&nbsp;

The proposal has been submitted through Victoria's Great Design Fast Track pathway and would see the retention and integration of two contributory heritage buildings on the corner of Spring and Argyle Streets, combined with a contemporary apartment development rising up to eight storeys.

Designed by award-winning Melbourne architecture practice <a href="https://www.apartments.com.au/architects/edition-office">Edition Office</a>, the project would deliver 14 apartments across three distinct building forms. Rather than adopting a conventional tiered apartment form, Edition Office has broken the development into three separate volumes connected by a central void inspired by Fitzroy's network of laneways.

"Celebrating the fine grain of Fitzroy with simple, abstracted forms, three distinct built elements are proposed rather than a single monolithic 'wedding cake' tiered arrangement," the design report states.

<img alt="First look: Antipodean Land Developments plans heritage-led Fitzroy apartment project" data-entity-type="file" data-entity-uuid="cdcb1ced-fca6-41a6-adf5-901603e6310d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Article%20Feature%20Image%20%28Grid%29_6.png?VersionId=CAYRBBvysDCvrjmcRhjkIJDS6QnTph0_" />

The project is proposed on a 554 sqm corner site within the South Fitzroy Heritage Precinct. Existing buildings include a former two-storey warehouse fronting Spring Street and a former terrace house on Argyle Street, both identified as contributory heritage places. The proposal retains the heritage facades and visible return walls, integrating them into the new built form while introducing additional residential density on the site.

The development would comprise 12 three-bedroom apartments, one two-bedroom apartment and one one-bedroom apartment, reflecting a focus on larger inner-city residences suited to owner-occupiers and families seeking proximity to Melbourne's CBD.

Ground level would accommodate communal indoor and outdoor spaces designed to foster interaction between residents and the surrounding neighbourhood. Vehicle parking would be concealed behind the retained heritage buildings, while resident bicycle parking and rooftop communal landscaping are also proposed.

Edition Office said the design was heavily influenced by the area's industrial and residential heritage fabric.

"The proposal seeks to provide a new addition to this existing fabric emerging from the historic values and syntax of Fitzroy's architectural motifs, utilising contemporary design and construction techniques," the architects noted.

The design draws on the character of South Fitzroy's red-brick warehouses and Victorian terraces, with the architects seeking to create a contemporary building that responds sensitively to its heritage context through materiality, scale and façade articulation.

Antipodean Land Developments has established a reputation for design-focused residential projects across Melbourne's inner north. The family-owned developer's previous projects include Neighbourhood in Brunswick East with Breathe Architecture and Balfe Park Lane in Brunswick East with Kerstin Thompson Architects.

They are currently advancing plans for <a href="https://www.apartments.com.au/news/vic/first-look-antipodean-land-developments-plans-heritage-led-apartment-community-in-surrey-hills">76 apartments and townhouses in Surrey Hills</a>, on the site of the former St Joseph's Home for Destitute Children, a historic institutional complex dating back to the late 19th century. The proposal seeks to adaptively reuse several heritage buildings while introducing two new four-storey residential buildings set within extensive landscaped grounds.

First look: Antipodean Land Developments plans heritage-led Fitzroy apartment project

Burwood's expanding high-rise skyline could soon push further west, with <a href="https://www.apartments.com.au/developers/nascon-group">Nascon</a> lodging plans for a new apartment tower that would deliver more than 100 homes on the edge of the town centre.

The developer has filed a State Significant Development application over 17-19 Conder Street and 21 Conder Street, seeking approval for a <a href="https://www.apartments.com.au/new-apartments/17-21-conder-street-burwood-nsw-2134">16-storey building with around 112 apartments</a>, including around 11 affordable housing dwellings.

The proposal would replace the existing buildings on the 1,387 sqm site, located about 500 metres from Burwood Station and positioned between the established high-density core of Burwood Town Centre and surrounding lower-scale residential neighbourhoods.

<img alt="First look: Nascon targets Burwood growth corridor with 112-unit apartment tower" data-entity-type="file" data-entity-uuid="42661fa8-5d3c-4a81-9b72-458dbaa8c3bd" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/site_14.png?VersionId=CMvGvlno3zjvU7_.JL8ChjWPIactF9bV" />

Designed by <a href="https://www.apartments.com.au/architects/kennedy-associates-architects">Kennedy Associates Architects</a>, the project has been conceived as part of Burwood's ongoing transition toward higher-density housing around major transport infrastructure.

"The building employs massing, articulation, and materiality to create a balanced, restrained, and contemporary residential tower that can both stand alone and contribute to the evolving urban character of Burwood," the architect said in the Design Report.

Plans currently on exhibition include a mix of market and affordable housing apartments, communal open space, landscaping, bicycle parking, and basement parking. The affordable housing component would account for around 10 per cent of the total apartments proposed.

Kennedy Associates Architects said the design responds directly to the site's role as a transition point between Burwood's high-rise town centre and surrounding residential areas.

"The Conder Street façade, as the public face of the building, responds to its role as an 'end' building by resolving the street wall and delivering public space to the street," the Design Report states.

<img alt="First look: Nascon targets Burwood growth corridor with 112-unit apartment tower" data-entity-type="file" data-entity-uuid="089306ae-62d3-4321-94bc-4be5351794a8" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/burwood%20da.png?VersionId=S_NRQJwmUJtybLwgV2mXA7iUEqjk0.5R" />

The architects also noted the building's location less than 200 metres from significantly taller developments already approved or under construction within Burwood Town Centre, reflecting the area's changing urban character.

The site sits within walking distance of Westfield Burwood, Burwood Park, Burwood Library, several schools, medical facilities, and a range of retail and dining offerings concentrated around Burwood Road and The Boulevarde. It is also near the planned Burwood Cultural House precinct, which is expected to introduce new public open space, cultural facilities, and community infrastructure to the area.

The proposal arrives as Burwood continues to emerge as one of Sydney's most active apartment development markets with numerous existing, approved and proposed projects across the town centre ranging from 20 to more than 40 storeys. Burwood North was <a href="https://www.apartments.com.au/news/nsw/nsw-government-to-rezone-burwood-north-and-trigger-15-000-new-homes-near-future-sydney-metro-station">rezoned last year</a>, which trigger around 15,000 new homes around the future Burwood North Metro Station.

First look: Nascon targets Burwood growth corridor with 112-unit apartment tower

Brisbane has emerged as one of the country's most compelling property markets over the past five years. It feels like a lifetime ago that Sydney and Melbourne dominated the conversation as Australia's benchmark housing markets. Fast forward to 2026, and Brisbane hasn't just joined that conversation, it's leading it.

One of the first questions I'm asked when speaking with developers, planners and industry leaders in Sydney and Melbourne is, "How's the market in South East Queensland?"

The region has become, and continues to be, the envy of the southern states. Developers from across the country have shifted their attention north, attracted by strong population growth, robust demand fundamentals and a planning environment that is often viewed as more supportive of new housing supply. Just as importantly, many are drawn by the lifestyle that South East Queensland offers.

While many locals have been surprised by the pace of growth in recent years, there has long been a belief that Brisbane was undervalued relative to Australia's other major capitals. The transformation of lifestyle destinations such as Howard Smith Wharves and Queen's Wharf, coupled with Brisbane's proximity to the Gold Coast and Sunshine Coast, has elevated the city's appeal and helped it realise the potential many believed was always there.

I recently caught up with several of the developers shaping Brisbane's next wave of apartment projects to understand what they're seeing on the ground, where demand is coming from, and how much further the city's property market can run.

<h2>Brook Monahan 
<a href="https://www.apartments.com.au/developers/mosaic-property-group">Mosaic Property Group</a></h2>

The fundamental drivers of Brisbane's housing dynamics in 2026 are straightforward: a generational transfer of wealth on a scale Australia has never seen, and migration numbers that continue to exceed expectations.

An enormous amount of wealth will move through the next decade. That wave isn't going anywhere. Simultaneously, you can't run migration at the numbers we're seeing, while also having a generational shift of wealth from boomers, and not expect demand to remain strong.

People move here, they bring money, they want to buy a home and create a future.

[smartcode_project:default project_id=134792 project_image_fid=328119]

While top-end product in some pockets has softened from the frenzy of 18 months ago, the wave will remain pretty strong, especially for developers with brand trust and a long-term track record.

The $4 million to $10 million segment remains fairly robust, but buyers are much more educated now than they've ever been. They have access to information and they're smart people. They're generally not willing to trust a new entrant asking $15 million with no track record.

This heightened consumer discernment is reshaping how developers evaluate premium projects.

<h2>Don O'Rorke 
<a href="https://www.apartments.com.au/developers/consolidated-properties">Consolidated Properties Group</a></h2>

Brisbane's property market is no longer defined by demand, but by delivery.

Strong population growth and the infrastructure pipeline linked to the 2032 Summer Olympics continue to drive long-term confidence, but the key question has shifted. No longer are we asking if enough demand exists, but how much new supply can realistically be delivered in time.

Construction times and costs are the defining constraints.

[smartcode_project:default project_id=150713 project_image_fid=359987]

Costs remain high and are increasingly unpredictable. Recent geopolitical tensions have driven sharp increases in diesel, petrol and key building inputs such as cement and PVC, adding between 3 and 5 per cent to project costs. That can add as much as $125,000 to the entry price of a new three-bedroom luxury apartment.

At the same time, the industry is heading into a period of heightened competition for labour. As Olympic and infrastructure projects ramp up, the availability of skilled trades will tighten further, placing additional pressure on both cost and program.

In this environment, development becomes more selective. There is less margin for error, which is why the focus is shifting decisively toward premium sites and high-quality product.

Only projects with strong fundamentals, considered design and a genuine point of difference will justify the cost of delivery.

<h2>Dan Boman 
<a href="https://www.apartments.com.au/developers/fortis">Fortis</a></h2>

Whether Brisbane can sustain its significant dwelling growth remains the million-dollar question.

However, we are seeing considerable depth in the local market, particularly in premium suburbs. Local buyers in these areas are largely not price-sensitive. Many have built substantial wealth in their family homes, with much of that growth occurring over the past five years.

The scale of this appreciation has surprised even long-term homeowners, prompting many to think more strategically about their next move and, in some cases, to speed it up.

[smartcode_project:default project_id=145922 project_image_fid=371404]

&nbsp;

These buyers are increasingly informed, paying close attention to supply constraints across the state and recognising the limited opportunities likely to emerge in blue-chip suburbs in the coming years.

While they remain considered in their decision-making, their focus has shifted more towards quality, premium inclusions, fixtures, finishes, and amenities rather than price alone.

Given the constrained pipeline in the premium downsizer segment, there is little to suggest this end of the market will slow in the near term. We expect this momentum to continue throughout the year and well into 2027.

<h2>John Kearney 
<a href="https://www.apartments.com.au/developers/immerse-projects">Immerse Projects</a></h2>

Brisbane has been one of Australia's most consistent and resilient property markets for a long time, well before the Olympics-induced demand spike.

A key driver of that resilience is the city's economic foundation. Brisbane is home to a significant number of public sector roles, as well as the headquarters of major mining and resources companies. Regardless of broader market cycles, these employment bases remain relatively stable, supporting ongoing housing demand.

The global attention on the Olympics has also highlighted a gap in the market, particularly in the middle segment, broadly ranging from the $800,000s to the high $1 millions.

This product is rarely found in the inner city or on the outer fringe. Instead, it is best suited to what we describe as the urban fringe. This is where we see the greatest opportunity.

It caters to a segment of buyers seeking quality, well-located homes without the premium price tag of top-end product, and remains one of the most undersupplied parts of the Brisbane market.

<h2>Christie Leet 
<a href="https://www.apartments.com.au/developers/sherpa-property-group">Sherpa Property Group</a></h2>

The more well-trodden path for developers operating across both Brisbane and the Gold Coast has typically been for those based in the capital to expand south to the Coast. We've taken the opposite approach, recently expanding into the Brisbane market, and we're glad we did.

Similar to the Gold Coast, where we introduced Flourish, a brand focused on delivering more price-accessible apartments, we identified the same gap emerging in Brisbane.

[smartcode_project:default project_id=7574 project_image_fid=351654]

There is strong demand for one-bedroom apartments under $1 million and two-bedroom apartments under $1.5 million, yet these options remain relatively scarce in a market increasingly dominated by larger, downsizer-oriented product priced well above $2 million.

A number of macro factors are shaping the development landscape, from both a construction and buyer perspective, including cost escalation and higher interest rates.

The entry-level market is being squeezed from both sides, which inevitably pushes up the prices required to deliver new apartments.

In our view, the strongest opportunities currently sit within this segment of the market, and we expect that to remain the case in the years ahead.

Where is the Brisbane market heading?

Australia Post is one of the country’s most trusted institutions, powering one of the largest delivery networks in Australia. As online shopping continues to scale, Australians spent a record $82.6 billion online in 2025, with nearly one in four retail dollars now spent online.

That scale of eCommerce activity has fundamentally changed expectations around how and when parcels arrive, and what happens when someone isn't home.

<h3>Problem solved with Parcel Lockers</h3>

The traditional alternatives to home delivery are far from ideal. Buildings can rely on reception teams to manage deliveries, which introduces ongoing staffing costs and liability concerns. Parcels can be left in common areas, which creates security and aesthetic issues. Or residents are redirected to nearby Post Offices for collection, which shifts the inconvenience rather than solving it.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/dVG5ChLHf7E?si=D9hQRGCBuzlSQBqK" title="YouTube video player" width="560"></iframe>

The data behind that frustration is significant. Nationally, around 9 per cent of deliveries are carded, meaning the recipient was not home and must collect the parcel from a Post Office. That figure reflects the national average reported between November 2025 and January 2026. In Melbourne, that figure rises to 20 per cent. In high-density living, it climbs again to 28 per cent. In other words, more than one in four deliveries in Melbourne apartment buildings results in a failed first attempt.

<h3>How Parcel Lockers work</h3>

The mechanics are simple. When a parcel arrives, the resident receives a notification either through the Australia Post app or via SMS. They scan a QR code, use their one-time PIN and the compartment opens. The parcel is secure, accessible and removed from the lobby floor.

Located in thoughtfully chosen, easily accessible areas, including external building interfaces, mixed-use precincts or shared communal zones, Parcel Lockers enhance convenience without requiring internal building access or additional operational oversight.

<h3>The scale of the network</h3>

This expansion represents Australia Post's largest investment in parcel infrastructure to date, building on momentum that began in 2011 when the first 24 Parcel Locker sites were introduced.

Today the Australia Post Parcel Locker network spans over 1,400 locations and more than 105,000 individual compartments, with major investment already underway to significantly expand the network further.

<h3>What it means for developers and building operators</h3>

A Parcel Locker bank is free to install and free for residents to use. That removes one of the primary barriers to adoption and shifts the conversation from cost to integration.

Australia Post's preference is to engage with developers during the design phase. That allows Parcel Lockers to be located in a considered, publicly accessible space that works for residents and the broader community. Retrofit is possible, and existing buildings can be assessed, but the strongest results occur when Parcel Lockers are treated as part of the core services plan rather than a bolt-on solution.

While the iconic Australia Post red is widely recognised, Parcel Lockers can also be delivered in more muted palettes such as beige or green to align with architectural intent.

For developers, they offer a tech-forward amenity that meets modern expectations, a reduction in courier congestion and building-management load supporting lower emissions and better ESG outcomes, and a meaningful marketability advantage in high-density, eCommerce-active areas, all at no cost for installation and maintenance, with Australia Post funding the program aside from power access.

<h3>Who's using them</h3>

Generational shopping behaviours show strong, sustained growth across all cohorts. Millennials (27–43) led online spend in 2024, contributing nearly $25 billion. Baby Boomers (60–78) increased their online spend by 17.6 per cent, becoming the fastest-growing adopters. Gen Z (13–26) and Gen X (44–59) continue to lean on delivery services as part of their everyday shopping habits.

Internationally, uptake is even more pronounced. Overseas markets are seeing rapid adoption by both developers and consumers, positioning Parcel Lockers as standard infrastructure in many new residential projects. For Melbourne's development community, this signals a shift in baseline expectations. Just as secure bike storage and dedicated parcel rooms have become more common, integrated Parcel Locker networks may soon be viewed as part of the essential service mix.

<h3>The bigger picture</h3>

Parcel Lockers aren't just a logistics fix. Developers invest heavily in lobby design, materials, lighting and landscaping to shape first impressions. Yet a stack of unattended parcels can undo that effort in an instant. Embedding parcel infrastructure early allows projects to respond to how people actually live today, supporting resident satisfaction, reducing operational strain and aligning with broader community and ESG outcomes.

As Belinda Quinn, Senior Transaction Manager – Retail &amp; Out of Home at Australia Post, puts it, residents increasingly expect delivery solutions that align with real life, are flexible, secure and available whenever they need them.

How Australia Post is solving the parcel problem for apartment living

Financial Risk

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For every one dollar earned, on average, Australians have nearly two dollars of debt. Australia has a household-debt-to-income ratio of 190 percent.
Much of this stems from a national obsession with buying real estate, according to the latest episode of ABC’s Four Corners, which discussed the forces driving the debt-fuelled housing boom and the risks it poses for the country.
Reported by Michael Brissenden and presented by Sarah Ferguson, the show brought together experts to map the danger zones in the housing market and lending practices that have driven the boom in residential lending and was critical of banks in the event of potential hard landing.
Banks have at least 60 per cent of their loans in the housing market, and concerns grow that a housing downturn could be disastrous for the Australian economy.
All the Big Four banks have defended their lending practices following the episode on ABC.
ANZ CEO Shayne Elliott, who was on the show, said ANZ's market share was a bit lower than the average but “I think that's not a healthy, that's a, it is a healthy mix at about 60%”.
He said the reality was that housing loans are pretty good because they're quite diverse in terms of lots of reality small loans across  the country.
Ferguson said while the regulators have recently forced banks to tighten up on lending - “experts in tonight's program say the legacy of loose, irresponsible lending has many years to run”.
Brissenden said a big part of the story was the role of brokers lenders and developers who encouraged people to borrow more than they could afford.
Citing the case of Carlene Stafford, who was convinced to borrow $445,000 to buy an investment property in Queensland.
Stafford said she received an unsolicited phone call one night and the first question was “did I own my own home? I said yes. Was I working? Yes”.
“And I had a call from a developer and he told me that he could help be get into an investment property that would assist me financially when I retired.”
To do that she used the equity in her almost paid off home.
Stafford, however, didn't know at the time was that even the banks own estimates on her financial commitments left her with $9.17 at the end of each month.
She said while the developer told her it was a risk-free investment, “the only person and only people that it was risk-free for was for the banks, for the bank, the ANZ Bank.”
“They've got nothing to lose. They've got the house up there. They've got my house here if necessary.”
Or they've got a couple 100,000 to be paid back once I sell this or die.
“So that goes out of my kids' inheritance.”
ANZ CEO Shayne Elliott travelled to Armadale, WA last week to meet and hear directly from Stafford.
ANZ said in a statement that Stafford agreed she was responsible for declaring her estimated expenses and advising ANZ about her financial position and the bank was not responsible for introducing her to either the developer or the broker.
Elliott did concede that Stafford had been targeted by aggressive sales tactics by both the developer and broker and the bank has agreed to a revised settlement with Stafford.
ANZ said it has hardship programs in place for customers who find themselves in unfortunate circumstances.
Both the Commonwealth Bank and NAB cited their commitment to the remuneration reform recommendations of independent expert, Stephen Sedgwick. 
CBA said it will implement the recommendations to ensure remuneration structures are aligned to appropriate customer outcomes.
“Our employees, including lenders and managers, are measured on a balanced scorecard which includes customer-based and business performance measures,” it said in a statement.
Meanwhile, NAB said its staff have a balanced scorecard across both financial and non-financial objectives, including “delivering the right outcomes for customers”.
It said a vast majority of staff incentives have no direct link to product sales.
NAB said it had recently announced changes to its incentives program, effective 1 October, for its most senior branch and contact centre managers, which will see “greater emphasis placed on customer outcomes, actions and behaviours for staff incentives”.
Second-biggest mortgage lender Westpac said it was addressing the community’s feedback about product referral incentives.
“We were the first of the major banks to remove product-based incentives for our 3,300 tellers in our branch network, so they are now rewarded solely for providing quality customer service,” it said in a statement.
“We have also removed product-specific targets for personal bankers and will reward them equally for customer service and financial measures. These changes apply to all brands across the Westpac Group.”
It said Westpac Group home lenders are rewarded based on a number of factors including customer satisfaction and mortgage drawdowns, and subject to meeting risk and compliance measures.
While they provided a written repose, Brissenden added that “most bank CEOs were reluctant to speak to Four Corners”.
American economist Jonathan Tepper, who called out the Spanish housing crisis, said "bubbles really depend on loose credit, that's one of the things that's really fuelled the Australian housing market".
"Anyone with a pulse could essentially get a mortgage," he added.
"I go back to the analogy that I always use, which is insiders versus outsiders, right? If you're the insider, you're like the frog in the frying pan. The temperatures been turned up very slowly on you."
"If you're an outsider you might say, "Do you know what? That looks a bit too hot."
"I'm just the outsider sitting there telling people that the temperatures been turned up."
Brissenden said banks' exposure to mortgage risk has already caused some reassessments. In June, Moodys downgraded Australia's banks.
Frank Mirenzi of Moody's said "our concern is around the fact that you've got households holding more debt. That potentially makes them more vulnerable to a change in their circumstances, and if there's a shock to the economy, that potentially leads to a rise in sensitivity to the banking sector."
"The banks could in fact experience higher losses because households are more indebted."
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Big Four Banks defend lending practices against Four Corners claims

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The RBA says over the past six months, domestic financial risks have shifted from housing lending towards lending for residential development and some other commercial property markets, and there are ongoing concerns associated with the challenges in the resource-related sector.
It suggested a glut of inner city apartments and an influx of Chinese money into the property market was shifting the risks in the banking system.
In its most extensive warning yet of the indirect risks facing the Australian property market, the Reserve Bank's Financial Stability Review warned that the supply of new apartments in major metropolitan cities could "weigh on prices and rents," which could reduce the income of property investors and make it harder for them to sell.
"With the demand for apartments softening in some areas … and households facing tighter access to credit, settlement failures might increase," the RBA advised.
It noted the actions of the regulators since late 2014 have helped induce a tightening of authorised deposit-taking institutions’ (ADIs) housing lending standards, and housing market conditions have moderated since the previous RBA Review.
"In particular, the share of high loan-to-valuation lending has taken a noticeable step down and tighter serviceability metrics have reduced maximum loan sizes.
"ADIs have also increased advertised interest rates for investor loans relative to owner-occupier loans, while providing larger discounts for some owner-occupier lending.
"These developments have contributed to a moderation in the pace of investor credit growth, though the effect on growth of overall housing credit has been largely offset by a pick-up in owner-occupier lending.
"While the household debt-to-income ratio has increased a little further, mortgage buffers in offset and redraw facilities are rising strongly, which helps to mitigate any associated risks.
"While these developments have generally enhanced resilience in the household sector, the tighter access to credit for households could pose near-term challenges in some medium- and high-density construction markets given the large volume of building activity that was started several years ago.
"These apartments are popular with investors and foreign buyers and any concerns over settlement risk and/or a slowdown in demand for Australian-located property by Chinese and other Asian residents could lead to difficulties for particular projects, though there is little evidence of either occurring so far. Risks seem greatest in the inner-city areas of Melbourne and Brisbane, where new supply is most geographically concentrated, and increasingly in Perth."
The RBA noted some other commercial property markets were also adjusting with a lag to a slowing in demand.
"This is most noticeable for office buildings in the resource intensive states, where vacancy rates remain very high as further supply continues to come on line.
"More broadly, commercial property yields have compressed across a range of market segments and there are some questions over their sustainability at these levels once global interest rates normalise."
In the rest of the business sector, the balance sheets of resource-related companies have come under strain following the large falls in global commodity prices over recent years and interest payments are taking an increasing share of earnings for the smaller producers and mining-related services firms.
The RBA noted none of the "domestic risks appears to be enough on their own to seriously degrade the near-term functioning of the domestic financial system, though they could exacerbate a major shock from elsewhere, such as a global economic downturn."
"In any case, Australian-based banks have taken further steps to increase their resilience to potential risks.
"As noted, ADIs have tightened their housing lending standards to align them with the prudential regulator’s expectations.
"While lending to the commercial property sector by the Australian major and Asian banks has continued to rise, many ADIs have tightened lending standards in this area and have reportedly become quite cautious in lending to certain parts of the sector."
The RBA noted banks’ non-performing loans remain low overall: while they have picked up for resource-related lending, banks’ exposures to this sector and to mining services firms are small.
"That said, some foreign banks operating in Australia have much higher shares of their total lending to this sector.
"Bank profitability has also remained high and capital levels have increased substantially in the past year.
"Nonetheless, with banks now competing intensely for lending in a narrower range of markets, it will be important that their serviceability and other lending standards remain appropriate."
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