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

Property News

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ACT police are investigating a real estate fraud after a Canberra home sold without the consent of the absentee landlord home owner.
The real estate scam at <a href="/news">Macgregor</a> has all the hallmarks of prior fraudulent sales by overseas fraudsters.
The owner, living in South Africa, discovered the north side house had been sold after contacting her local ACT property manager as she had not receive the past four rental payments. 
ACT Police has taken control of the investigation in consultation with police in South Africa. 
"Police will investigate a series of exchanges which led to the sale of the property without the owner’s knowledge or consent, and the disbursement of the funds generated by the deception," the statement said.
The ACT Attorney General Simon Corbell has warned home owners to be vigilant of scammers.
The details of the Macgregor scam have not been publicly released, but Property Observer notes sales over the period between last October and February this year ranged between $200,000 and $560,000. There was a $335,000 average sale price.
There have been similar cases in WA including two successful sales and six attempted real estate frauds.
The ACT Real Estate Institute CEO, Ron Bell told 2CC Capital Radio that agents and homeowners must be wary as the scammers tend to get through the web.
YOU MAY ALSO LIKE TO READ: 
<a href="/news/14-anti-fraud-tips-for-investment-property-owners-and-vendors">14 anti-fraud tips for investment property vendors</a>
 
 
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jchancellor-FAypfDUnLy

Absentee Macgregor landlord loses ACT home to South African fraudster

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WA authorities have warned real estate and settlement agents to be on high alert following reported real estate fraud in the ACT. 
Commissioner for Consumer Protection Anne Driscoll believes the criminals responsible will be encouraged by their success to make further fraud attempts. 
“Everyone in the property industry, particularly those involved in property management and sales, should have a heightened state of awareness about these fraud attempts. They need to be in a position to detect them soon after initial contact is made and certainly before any documents are sent,” Driscoll said. 
“Agents need to ensure that they have owner identification processes in place and that all of their staff are properly trained and instructed in what to do when a request to change contact details are made, especially if the owner is based overseas.
Detective Senior Sergeant Dom Blackshaw of the Major Fraud Squad (WA Police) said there are similarities between the ACT fraud and <a href="/news/wa/three-arrested-in-south-africa-after-wa-home-sale-scam">previous cases in WA</a>.
“There have been two successful and six unsuccessful real estate frauds reported in WA in recent years, all but one have involved properties owned by South Africans. 
"We are assisting ACT authorities in their inquiries by sharing information gathered during our investigation into these past WA cases,” Blackshaw said. 
“Through our cooperation with the Australian Federal Police and overseas authorities, we have had some success with one man in Nigeria and three people in South Africa arrested over two of these frauds, but this doesn’t mean there won’t be others who are attempting to do the same. 
“With the windfall for a successful real estate fraud being substantial, there will always be criminals attempting to steal an owner’s identity and sell their home without their knowledge. So it’s imperative that people working in the property industry are vigilant at all times to the warning signs so that these fraud attempts don’t reach a successful conclusion.” 
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The anti-fraud tips for home owners include: 
<ul>
<li>Regularly check that your property manager/real estate agent has your current and correct contact details on file</li>
<li>Set up a password or secret question that will confirm your identity when dealing with your property manager/agent</li>
<li>
Provide copies of your ‘identification’ details when engaging your property manager, so agents are able to compare your details with fraudulent documents that may be presented later
</li>
<li>
Be proactive and ask your property manager/real estate agent/conveyancer how they intend to identify the true owner of the land title they are selling or dealing with. Ask them: do they complete a 100-point check? Do they comply with Landgate’s Verification of Identity Practice?
</li>
<li>Ensure that your property manager/agent has a process in place to verify any requests to change your contact details by sending notifications to both the old and new addresses, both physical and electronic</li>
<li>Ensure that your property manager/agent has your correct signature on file and that they check signed documents to confirm they match</li>
<li>Protect your personal information and prevent identity theft by using secured mailboxes for mail deliveries and shredding or burning letters before disposing of them</li>
<li>Be wary of giving your personal and/or financial information to third parties, either by phone or email</li>
<li>Regularly change passwords to your email and banking accounts</li>
<li>Never click on any links contained in emails from unknown sources</li>
<li>Install anti-virus/anti-malware software on your computer and keep it up to date</li>
<li>
Owner(s) can place a Caveat (Improper Dealings) on their property through Landgate, which means the owner(s) must personally attend Landgate’s Midland office and pass an identity check , before that caveat may be removed, which reduces the risk of the title changing hands without the owner(s) knowledge
</li>
<li>
Consider subscribing to Landgate’s TitleWatch service, which will alert you if an Electronic Advice of Sale (EAS) is lodged, or documents are lodged, against your Certificate of Title.
</li>
<li>If you are going overseas and selling your property, consider appointing someone trustworthy to act on your behalf as your Power of Attorney; and remember to take with you the relevant original identity documentation so your identity can be verified by an Australian Consular Official</li>
</ul>
 
 
 
 
 
 
 
 
 
 
Source: Landgate
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14 anti-fraud tips for investment property owners and vendors

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We all love to save money, sometimes through DIY-ing, and so it comes as little surprise that some consider undertaking the sale of their property themselves.
But should you be considering this?
In mid-2013 a website called Agent in a Box launched  and, like a number of other services available, it aims to help property sellers do just that – go it alone. 
Co-founder of the site, Craig Heppell, told Property Observer that it’s not about doing agents out of a job, it’s about offering consumers an alternative. He comes to the project with 12 years in front line real estate marketing, negotiation and sales.
“There are plenty of listings to go round,” he explained.
The idea occurred to Heppell after the global financial crisis. As a traditional agent at the time, he explained that when he presented offers to vendors they were showing more interest in negotiating the commission than the price and the terms on the contract. With this service, charges cost $399 or $699, and it includes online exposure, signage, local sales analysis, marketing tips, process advice, support and negotiation services.
“We are now operating in a ‘Save and Seek Value’ consumer driven economy, and I know, intuitively, that every potential home seller asks themselves this questions when they think about selling, “Maybe I could do it myself?”  They can and online consumerism is here to stay,” he said.
Australia-wide they have had 400 properties listed – though it was a slow start with just two in the first month.
It’s clear that the popularity of the site is picking up.
Just Think Real Estate’s Edwin Almeida said that as a real estate agent there are three points that come to mind when the question about selling without agents is asked.
The first, he explained, relates to a comment made by John McGrath on 2UE, where he said that in the current market all you need is a signboard with your phone number and the words ‘For Sale’.
“The second reason I am a believer in vendors achieving the same results as ‘most’ agents, is the market conditions,” Almeida explains.
“Just about anything placed on the market is selling and I have seen this firsthand in sales across most of Sydney. At times even I have been alarmed at what people are paying just to get into the market due to supply being low, and coupled with interest rate lows as well.
“More alarming is the fact that banks have also increased their LVR ratios to 95% to facilitate people into the market.”
In addition to this, he said, is the exposure property listings get through online portals.
“For instance, private listings can be placed on one of these portals (listings by people that wish to sell their own homes). There are other portals such as those on Gumtree, these portals can be used to showcase property sales and rental listings for no charge,” he said.
However he warned that not all home owners have the required skills for real estate – particularly those without negotiation skills or marketing knowledge. The top real estate agents across Australia are usually highly skilled individuals, and it is unlikely that most untrained home owners would be able to mirror their success.
“Once again there are websites both free and pay-for-service that can assist DIY vendors,” said Almeida.
However, in a market that’s not so hot, or for those with a property that’s unique or difficult, it may be a different story.
{module Do you think it’s wise to sell without the services of a real estate agent?}
YOU MIGHT ALSO WANT TO READ:
Catherine Cashmore on <a href="/expert-insights/investing/the-unglamorous-life-of-a-real-estate-agent">the unglamorous life of a real estate agent</a>
<a href="/news/five-lessons-from-selling-houses-abroads-andrew-winter">Five lessons from Selling Houses Abroad</a>'s Andrew Winter
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Would you sell your property without a real estate agent?

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It's an experience most buyers have gone through before.
You stumble upon your dream property on a listing website. It has everything - high ceilings, water views, plush carpets and just enough room for you, the partner and the dog - and all at the right price.
But when you drive out to the suburb and walk through at the open home, something's not quite right. Those ceilings might be high to a toddler, but you almost bump your head on the chandelier. The plush carpets stink of old cigarettes and it turns out you can't get a glimpse of water unless you climb up the gum tree in the backyard. Another Saturday morning wasted.
Listing photos are there to make a property look good - good enough to get the buyers in the door at an open home, rather than scrolling past on a website. Unfortunately, that often means that they gloss over all the negatives of a property, the ones that really matter to buyers. For those traveling across the city for a new home purchase, or even interstate, this can result in a big loss of time and money, with the added opportunity cost of all those other properties you could have looked at in the mean time.
To combat rip-offs, scams and simple oversells, two Queensland entrepreneurs have launched a new business that lets consumers check out real estate, goods, accommodation and even dating prospects without ever leaving their own home.
The 'Go To Guy' network, founded by Garry Harding and Greg Rawlinson, is made of 350 inspectors across the country who can visit, document and report on properties or goods before you purchase them. An independent report, which you can compare against the original seller's description, will cost you $55.
The company also offers rental inspections for landlords who can't align their schedule with their tenants or property managers, client and asset verification for credit providers. They'll even meet prospective dates for online daters who are wary of "catfish".
According to the company's founders, they were inspired to launch the service after being disappointed by their own online purchases. Chief executive Garry Harding said the service can save buyers money and time.
“Online fraud and deception is growing as fast as e-commerce itself but our Go To Guys can now save consumers time and money by verifying the existence, condition and seller’s claims of any item so shoppers can avoid falling victim to misrepresentation,” said Harding.
“In the real estate field, we can check on the property’s actual condition and see if those water views actually exist. In the travel sector, we can visit holiday villas to see what they really look like and in the increasingly popular arena of internet dating – an emotional minefield at the best of times - we meet up with a client’s prospective partner with their consent to verify their identity and appearance and take photos for the client.”
Co-founder Greg Rawlinson said the independent, unbiased service helped consumers make decisions away from the sellers' interests.
"Essentially, we eliminate the guesswork and uncertainty of purchasing online by unearthing any problems and presenting a product as it really is, irrespective of whether the buyer has seen the item or person or not,” Rawlinson said.
“And our service is available 24/7 - just like the world of online shopping. We enable our customers to shop from anywhere and purchase anything with confidence.”
It remains to be seen whether consumers will be willing to pay $55 for a property inspection by the Go To Guys Network - especially as they'll most likely need to pay for another inspection from a building inspector further down the line if they do intend to buy the property. But for those who can't bear the thought of another Saturday morning wasted, it might just be worth it.
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jrichardson-uRX5hFdKfN

Reality for realty: New service offers inspections for online property shoppers

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Forget just paying for an apartment or a house and land package alone anymore, the past few years have seen apartments promise all sorts of whistles and bells to net in a buyer.
Here are the top five that got us talking.
<ol>
<li>
Vehicles From <a href="/expert-insights/buying/developer-offers-free-scooter-but-no-car-park-to-encourage-off-the-plan-apartment-sale">scooters in an apartment development with no car parks</a>, to <a href="/news/vic/vespa-offer-to-entice-buyers-to-south-yarra-one-bedroom-apartments">Vespa’s in South Yarra one-bedders</a>, this has been an increasingly popular option. In the last couple of years, cars have also been seen as offered with an apartment – with a free Toyota worth up to $40,000 offered by Peet for house and land buyers. Even <a href="/expert-insights/buying/melbourne-apartment-buyer-enticements-include-rental-guarantees-marina-berths-and-even-a-boat-ride-as-market-ripe-with-new-offerings">free marina berths on a leasehold arrangement</a> and a boat ride were offered for a period of time. 
</li>
<li>
Food supply Established properties have seen incentives like a year’s supply of ice-cream, and off the plan and new developers have gotten in on the action. Bringing <a href="/expert-insights/investing/food-trucks-latest-marketing-technique-for-developers">food trucks, and even cooking classes</a>, to launch events and buyers – the stomach is certainly the way to some peoples’ pockets. 
</li>
<li>
Qantas Points In September 2013, it was <a href="/news/frequent-flyer-points-might-be-a-gimmick-but-will-off-the-plan-buyers-be-attracted-by-the-incentives">frequent flyer points that took out Property Observer headlines</a> as the latest marketing techniques. A number of developers offered this incentive, from $1 for 1 point, to a certain number of points for each buyer. 
</li>
<li>
Financial incentives In 2012 all the rage was about <a href="/expert-insights/building/from-10-000-to-50-000-residential-developers-tempt-buyers-with-incentives">financial incentives to buy</a> – developers covering half of your deposit, or taking $10,000 off for those who purchased early. Time-limited discounts are also regularly seen. 
</li>
<li>
Furniture packages An increasingly common incentive is the furniture package – allowing buyers to move in to their carefully selected and furnished property. A number of developers include this for their developments, such as at Studio Nine. Usually, these <a href="/news/qld/close-to-11-million-of-new-apartment-sales-recorded-at-mon-komo-development-redcliffe">furniture packages</a> will have an interior stylist behind them.
</li>
</ol>
What unusual incentives have you seen offered to prospective new property buyers?
If you're marketing off the plan, you should consider signing up to the <a href="/news">Property Observer/Investorist free webinar off the plan marketing masterclass</a>.
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Five unusual new build marketing incentives

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Australia's big housing worry is that its house price-to-income ratio is rising, according to Australian Financial Review columnist, Chris Joye.
The RBA data has it at 5.1 times in March 2014, a touch below the 5.2 records in 2007 and 2010, he noted. 
After these prior records, prices fell 6% to 8% he added.
"My analysis suggests the ratio has crept further since March as national prices continue to outstrip incomes," with Joye warning of a possible vulnerability from an interest rate, income or unemployment rate shock.
"With Australian home values in absolute terms and compared to incomes now at, or near, multi-decade peaks, there is a case that we have an emerging bubble. 
"While Glenn Stevens has been reluctant to mention the “b-word”, the RBA’s latest research lends weight to the notion valuations are getting stretched.
"Speculative mania and/or rapid credit growth are only portents, not conditions, precedent to a bubble existing.
"RBA officials claim they are not worried about a bubble because credit growth is low.
"This is muddle-headed for two reasons: first, housing credit growth is outpacing incomes, which is the key criterion; second, credit growth is only meaningful in respect of the light it sheds on changes in the level of household leverage and the probability of borrowers defaulting.
"Low leverage combined with strong credit growth is a sign of dangerous conditions ahead.
"But RBA data shows that historically and internationally lofty leverage has already arrived: Australia’s 150 per cent household debt-to-income ratio is approaching its pre-financial crisis apogee.
"All we need now is an interest rate, income or unemployment rate shock to crush house prices and send leverage into uncharted territory.
"And contrary to RBA rhetoric, house prices are hardly “cooling”.
Joye noted in the first seven months of 2014, prices have inflated at a 9.5% annualised national pace (triple wages growth) with Melbourne values appreciating more rapidly than Sydney, with both realising strong double-digit gains this year.
"Many pundits were fooled by the winter seasonal slowdown, which has been reversed.
"With banks promoting the cheapest mortgage rates ever, I suspect Australia’s nascent housing bubble will get bigger."
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Housing bubble getting bigger, economist Chris Joye says RBA is muddle-headed

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It was the Sydney Home Buyer and Property Investor show over the weekend.
It is indisputably one of my favourite yearly events as familiar faces are brought into the one room to speak to the people we write for and educate all year round.
Every time I attend, I am struck with how it reflects the trends in the housing market – a microcosm of what is currently happening on a wider scale. Each city reflects the confidence in that area, for instance this time round I was told by Right Property Group that they saw more activity on the first day of the Sydney show than they did the entire time of the Perth show, an observation that many others conceded to be correct. This is no exact art, and yet it proves surprisingly accurate each year.
The trends in what is “en vogue” for investing itself are also present for those keenly observing. Where mining towns were once the dominant theme of new exhibitors, and then the United States, China, granny flats and self-managed super funds, this year there was little of any particularly new theme. There remained one company that appeared to be pitching to Chinese investors only – speaking to them in their own tongue, and there remained a granny flat builder, selling it more to those interested in the services than pitching it as an investment solution.
I didn’t note a single US property guru. In fact, it seemed to be that the exhibitor list was slightly whittled down to a core of those who have been in the market for a long time. While I wouldn’t spend money with every person on the exhibitor list, for a number of reasons, there are many on there that I respect.
<img src="/images/2014/07/21/home-show-july-21-two.jpg" alt="">
While there are a huge number of new companies deserving applaud for the ground they are breaking in property, and their education offerings and ethics, the “test of time” is still one of the better gauges for success in the property industry – not in the least because property is a long-term asset, and it’s expected that good experts are able to retain a good name and deliver on their predictions and offerings over this time. We see many new companies and trends come and go, but solid investing principles and ethics see the same businesses stay in the game year after year as past exhibitors vanish or hang on with blackened names.
I was also struck by one other detail – the increasing concern and diligence of the public. Spending some time over at the Property Investment Professionals of Australia stand, where they have a petition for regulation of the industry, I heard people say that they felt ‘overwhelmed’ a number of times and sign the petition willingly.
<img src="/images/2014/07/21/home-show-july-21-three.jpg" alt="">
This article continues on the next page. Please click below.
<hr class="system-pagebreak">
In the past, explaining the dangers of the industry, many attendees were surprised.
This time, it seems the message is getting through – be prepared, do your research, don’t hand your money over without your due diligence. The “splashy” sales pitches of the past, with huge price gain claims, seemed to be less common.
When listening to my editor-at-large Jonathan Chancellor’s speech on the resi stage, where he spoke about the difficulties of investing using mining town Zeehan in Tasmania as his example, the crowd furiously wrote down notes. He said that he wasn’t trying to put anyone off the property market, but rather off the idea that it is easy, that it’s fast money and that it doesn’t require hard work from yourself as a consumer.
<img src="/images/2014/07/21/home-show-july-21-one.jpg" alt="">
Providing his research tips, some of which he has taught myself and the editorial team for the way in which we look for stories (setting up alerts for announcements about infrastructure, for instance), I felt very proud of what the industry is achieving, and also for the increasing sophistication of investors and home buyers.
Now, more than ever, we are sent in detailed questions from readers who don’t want to just know “what” something is, but how to use it themselves. They don’t always want a hotspot list, or to be handed a property on a plate – although these are useful and fun in their own ways. They want to equip themselves with the skills to do the research themselves, or to at least ensure their investment team is doing the right thing.
We don’t suggest going it alone in the property field, but we do suggest undertaking your own due diligence and research. Test your own theories on property, for instance. After his talk, I overheard Jonathan speaking to one of the audience members and telling them to choose a suburb they know well to research and do a “practice run” with getting the latest information if they’re not experienced with getting it right the first time round. This will allow you to see any flaws in your process, and understand what to look for, before you start researching an area you do not know.
We all think we understand property better than everyone else. But it is time consuming, and you are expecting to dedicate some work into getting the information you need to save yourself the funds in the future from the market moving backwards. And, as RBA governor Glenn Stevens re-iterated in the much-discussed speech, the market can and does move backwards – it is by no means unheard of. We would hate any person to suffer through bad property choices, particularly when the situation could have been avoided through a little more education and effort - or through better choice of expert. Bad decisions happen frequently and, as we know, hindsight is 20/20 while foresight is basically a thick fog.
But is it possible to make money through property? Yes, it is. Is it certain or simple? No, it is not. To suggest it's easy is irresponsible. It’s not a sexy message, and it doesn’t make a good headline. The sales pitch “It’s hard work, not certain, expensive and you may not make as much money as you think” isn’t particularly enticing. No one was ever interested in writing about the suburb that is a ‘quiet achiever’ and growing just slightly above the national average. It’s a hard sell for us to write a story about a suburb that isn’t “booming”, it’s a hard sell for someone to push property there or to suggest someone invests there – and so these areas can often be ignored.
Jonathan told the crowd that this is actually exactly what they’re looking for.
The hotspot lists help you know where not to buy – where the herds are buying and everyone else is investing – instead, you want the quiet places that no one else is talking about yet. These are places that, while we do our best, aren’t always going to make it into our headlines. We write based on what we hear and what we're told by investors and experts, each with their own agenda, so you can understand where we come in during the process.
After everything, I found myself smiling and cheerful at the show – those with ethics, who are forward thinking and care for their clients, they will see long-term success and repeat business. And consumers who are the same, who are diligent and careful, do their research and educate themselves – they are putting themselves in a better position as well.
We can’t be naïve to think that another investment trend won’t be seen – that there won’t be another form of investing that hits a chord for a while (and, yes, makes some people plenty of money), but we can hope that by the time the next property sensation takes off the next wave of buyers are ready to truly analyse it and work out whether or not it’s for them.
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Letter from the editor: Property investing isn't about the sexy sales pitch

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The passing of the legislation repealing the carbon tax has been welcomed by the Housing Industry Association, who say they have been vocally opposed to the tax since its creation.
HIA chief executive industry policy and media, Graham Wolfe, said that it is a barrier for the industry. Previously, they had c<a href="/news/hia-urges-the-federal-government-to-scrap-the-carbon-tax">alled on the government to scrap it, calling it a “bad tax”, and asking for transparency over the costs added to a new home</a>.
"HIA has advocated against the carbon tax since its inception, as it represents yet another impost on one of the most heavily taxed sectors in the economy," said Wolfe.
"The repeal of the tax was a key part of HIA's 2013 federal election platform to help revive the housing industry."
He noted that it has had direct impact on energy production costs, which in turn had a flow-through effect onto manufacturing and fabrication phases for building material, product and assembly production.
Wolfe says that this drove up the prices of new homes, through manufacturing, jobs and material input costs.
In 2011, they had <a href="/news/carbon-tax-to-add-6-000-to-new-home-costs-hia">estimated the additional cost to a new home at $6,000</a>.
However, <a href="/expert-insights/investing/carbon-tax-wont-increase-housing-costs-much-stockland">Stockland had said that the additional costs would be closer to $2,500</a> – or just 0.6% of their house and land packages.
Property Observer is keen to see if any new home developers actually do reduce the costs of their developments' offerings as a result of the repeal.
RELATED STORIES:
<a href="/news/carbon-conscious-homebuyers-should-be-spared-tax-industry-bodies">Carbon-conscious homebuyers should be spared tax: industry bodies</a>
<a href="/expert-insights/investing/more-than-half-of-potential-home-buyers-put-off-by-spectre-of-carbon-tax">More than half of potential home buyers put off by spectre of carbon tax</a>
<a href="/expert-insights/investing/scaremongering-over-the-carbon-tax-just-a-lot-of-hot-air">Scaremongering over the carbon tax just a lot of hot air</a>
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Carbon tax repeal part of HIA plan to revive housing industry

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Property prices move in cycles, but perhaps not exactly with the speed that the loosest of property promoters suggest.
Indeed the value of the average national home has actually only grown by an average of 2.4% per year, plus inflation, over the past six decades.
Owning a home can therefore prove to be as expensive as renting, according to some Reserve Bank of Australia research.
The researchers at the Reserve Bank, Ryan Fox and Peter Tulip, have looked at the average cost of home ownership.
Their recent research prompts the asking of the perennial question - should you rent or buy?
Here's the list of ongoing running costs like council rates and water, all significant costs must be deducted from any increase in house prices for investors or home owners alike. 
Of course, the intrinsic benefits of home ownership aren't calculated. 
And much of the final outcome depends of course how long you retain the property — with longer stays very much shifting the equation in favour of buying.
<img src="/images/2014/07/17/rba-table-july-16-one.gif" alt="">
Source: RBA.
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Home ownership running costs as a percentage of rental income: RBA insights

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Overpriced, or undervalued? Despite suffering the biggest price cuts in the country, some homes just won't sell.
<a href="https://www.sqmresearch.com.au" target="_blank">SQM Research</a> has gathered the 10 most heavily discounted homes in the country.
<ol>
<li>
<a href="https://www.realestate.com.au/property-acreage+semi+rural-qld-ellen+grove-114951879" target="_blank">38 Considine Street, Ellen Grove, Queensland</a>
<img src="/images/2014/07/09/1.jpg" alt="">
38 Considine Street has the dubious honour of retaining top place on the discounted list this week. The brick house on a 1.57 hectare flat block has been on the market for 253 days now, despite a 43% price cut. It was initially listed at $1.4 million and now has a $799,000 price tag.
</li>
<li>
<a href="https://www.realestate.com.au/property-residential+land-wa-carabooda-200627671" target="_blank">292 Carabooda Road, Carabooda, Western Australia</a> 
<img src="/images/2014/07/17/caraboo.jpg" alt="">
Making its debut on the discount list, this 7.1 hectare farm has seen its price lopped by 37% from $1.65 million to $1,032,000. A three bedroom cottage sits on the property, with a big double garage, with water supplied by an on-property bore. In its listing, selling agent Thomas Massam of Harcourts Alliance Joondalup suggests buyers could grow fruit and veggies on the property, or "build a tennis court".
</li>
<li>
<a href="https://www.realestate.com.au/property-house-tas-richmond-114883299" target="_blank">2 Wellington Street, Richmond, Tasmania</a>
<img src="/images/2014/07/09/2.jpg" alt="">
The historic Mill House in Richmond, Tasmania, sits along the convict-built Richmond Bridge. It seems vendors overestimated market demand by a clean million, with the price tag dropping 36% from $2.8 million to $1.8 million. The estate's main house includes four bedrooms and bathrooms, a formal living and dining area, sunroom and cellar. The listing agent advises that the house has a "convict brick feature wall", a formal living and dining area, sunroom and cellar. The vendors, who according to the listing information have experienced a "change of circumstances" which have "significantly increased [their] motivation", are also open to selling the adjoining plot.
</li>
<li>
<a href="https://www.realestate.com.au/property-house-wa-carabooda-114289451" target="_blank">219 Bernard Road North Carabooda, West Australia</a>
<img src="/images/2014/07/09/3.jpg" alt="">
This rural property has been discounted by 35%, with its asking price now $2,272,000, down from $3.5 million. The Bernard Road farming property shares a listing agent with its Carabooda cousin on the list, the heavily discounted 292 Carabooda Road. Set on 15 hectares of farm land, the property has a 36,000 kilolitre water license. The dual lot property features a brick and tile home and farm sheds on one plot, and a "home in disrepair" on another.
</li>
<li>
<a href="https://www.raywhite.com/nsw/michelago/668779/" target="_blank">76 Tinderry Road, Michelago, New South Wales</a>
<img src="/images/2014/07/09/4.jpg" alt="">
On the market for 988 days, this rural property near Canberra has had its price cut from $1.9 million to $1.25 million. The Michaelago creek supplies water to the property, with two dams on the land. An original 1925-era home, requiring significant renovations, stands on the property. The listing information states: "The property is ideally suited to run livestock with some areas having had some pasture improvement in previous years, although this was some time ago and would likely need to be revisited."
</li>
<li>
<a href="https://www.realestate.com.au/property-house-wa-doubleview-116544475" target="_blank">1 Princess Road, Doubleview, West Australia</a>
 <img src="/images/2014/07/09/5.jpg" alt="">
This property in Perth’s Doubleview has been discounted by 33%, with its price now at $1.8 million (down from $2.7 million). Advertised as having subdivision potential, the current cottage and granny flat on the plot are described as “very rentable during the development phase” in the listing information.
The vendors purchased the 1,412 square metre plot 1 Princess Road for $150,000 in 1990, hoping now to secure more than 10 times what they paid.
</li>
<li>
<a href="https://www.realestate.com.au/property-house-sa-strathalbyn-107584093" target="_blank">21 Cotton Court, Strathalbyn, South Australia</a>
<img src="/images/2014/04/30/strathalbyn.jpg"> 
After a 32% price cut, the owners of this Strathalbyn home are now seeking $339,000. The house has been on the market for nearly three years. It was purchased by the owners for $118,000 in 1995.
</li>
<li>
<a href="https://www.realestate.com.au/property-house-tas-battery+point-108230936" target="_blank">1/23 Albuera Street, Battery Point, Tasmania</a>
<img src="/images/2014/07/09/6.jpg" alt="">
The former Albuera Art School now houses this luxury renovated apartment, priced at $1.5 million. It's been on the market for more than two and a half years, with an initial asking price of $2.2 million. The three bedroom apartment has a combination of heritage and new features, with polished timber floors and pressed metal ceilings. 
</li>
<li>
<a href="https://www.realestate.com.au/property-house-nsw-green+point-114436679" target="_blank">99 Green Point Drive, Green Point, New South Wales</a>
<img src="/images/2014/04/30/green%20point%20drive.jpg">
This contemporary New South Wales home is a discount list staple. After 1,381 days on the market (more than three and a half years) and a 31% price cut, it still hasn't secured a buyer. The home on the Central Coast was originally listed at $1.15 million but vendors are now asking for $795,000. Originally designed as a bed and breakfast, the lakefront home now functions as a hair salon. 
</li>
<li>
<a href="https://www.realestate.com.au/property-house-nsw-bar+point-113991687" target="_blank">53 Kalinda Road, Bar Point, New South Wales</a>
<img src="/images/2014/07/09/9.jpg" alt="">
A two cabin offering set above a waterfront reserve on the Hawkesbury River has been on the market for 591 days. The steep property houses one two bedroom cabin with a kitchen and living area, and another with a bedroom and bathroom. Its asking price has dropped 30%, from $280,000 to $195,000.</li>
</ol>
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