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.

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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."

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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.

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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>.

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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.

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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;

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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

Rural Property

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The southern Queensland rural property market is on a run, according to a recent report by Herron Todd White.
HTW said it is obvious that the increase in the market to date has not been consistent across all the regions but there is a broad level of momentum building.
"There are sectors and industries out there that always lead and this time around it would appear to be no different with cattle again appearing to be the catalyst for demand," he said.
"Hindsight is a wonderful thing but given that there has now been a shortage of cattle in Australia for the past 12 months or so, the likelihood of an upward market adjustment of this nature occurring was always on the cards. The issue is however how far will it go?
"The golden triangle of Taroom, Roma and Wandoan has set the pace.
"It is now evident that over the course of the past 12 to 18 months, the market within this sector has risen by 25% to 35%.
"In some instances where adjoining owners are involved, this increase is even higher.
"Recent settled sales include Bracco, north-west of Roma selling in September 2016 for $2,439 per hectare ($1,000 per acre in old terms); Myrnong in a similar location selling at auction for $2,523 per hectare (just over $1,000 per acre) and Nardu north- east of Roma selling for $2,151 per hectare ($870 per acre).
"This evidence would suggest that where previously it was accepted that an adjoining owner had the ability and was prepared to pay a premium, that premium was in the order of 10% or so; one fully justifiable. However that accepted level is no longer evident.
"We would suggest that such premiums could be as high as 20%. Whether they are justi able or not is another question and one that can only be answered by the buyer.
"We also note a run on irrigation country on the inner downs. Sales advised as occurring, but yet to be fully con rmed include Warra Warra at Brigalow, Bandawing south of Bowenville and Campbells at Tummaville.
"Initial unconfirmed evidence would suggest that there is some market movement occurring in this sector as well, but until they settle, we cannot confirm to what extent.
"It is also common knowledge that Clover Downs at Cunnamulla has also gone for circa $27 million. The corporate owned holding of 125,295 hectares is a trophy holding that was acquired by Hassad Australia in July 2010 for $18.576 million. If this sale proceeds, it will reflect an increase in the order of 45% over seven years.
"The big takeaway from all this is that the evidence suggests that the upward market adjustment is not just limited to one sector. Broadly we are seeing a uniform adjustment in the market, something that has not been seen for a long time."
A 5,911 Ha property in Roma, named Araby, is <a href="https://www.propertyobserver.com.au/https://www.domainrural.com.au/listings/details/2013651625" target="_blank">on the market for $2,336,960</a>.
It is situated 96 kms south west of Roma and has 11kms of gravel road.
The property is fenced into 9 paddocks with 75% of fencing renewed in the last 6 years.
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jonathanchancellor-7SQnKwU6yx

Southern Queensland rural property market on a run: HTW

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Slower winter property sales are being felt across the NSW Northern Tablelands/North West Slopes and Plains however buyers are still out there, according to a recent report by Herron Todd White.
HTW said high rainfall productive grazing country is still in demand due to the reliability however buyers are wary of overpriced properties and are conscious that the rural market may be nearing its peak.
"Whilst it was expected to be a colder winter, above average temperatures for this time of year have led to a milder winter and rain throughout June aided in some late pasture growth and fodder crop development," HTW said.
"Rural sales across the region have slowed which is typical for this time of year with a lack of listings also a contributing factor however there are still buyers in the market.
"High rainfall productive grazing country is still in demand due to the reliability however buyers are wary of overpriced properties and are conscious that the rural market may be nearing its peak.
"Recent livestock sales were slightly down on average with lower numbers yarded. Landholders appear to be able to hold off selling over the winter period and finish cattle and lambs on fodder crops due to the milder winter however have been reluctant to restock with numbers also down on average." 
Coocoobonah, (above) 12 km from Gunnedah on the Oxley Highway at <a href="https://landmarkharcourts.com.au/Property/711578/LGD2292/92-Barlow-Rd" target="_blank">92 Barlow Road</a> is on the market for $3 million.
The property has six sheds of varying sizes and centrally located steel cattle yards with crush and ramp in excellent condition.
The property at <a href="https://www.realestate.com.au/property-lifestyle-nsw-gunnedah-7877214" target="_blank">156 Stevenson Road Gunnedah</a> is on the market for $735,000 (below).
<img src="https://www.urban.com.au/images/2017/08/21/Screen%20Shot%202017-08-21%20at%2011.29.45%20AM.png" alt="">
Positioned on a 100 acre block with 2 dams, double garage and steel machinery shed, steel stock yards, chook yard, enclosed vegetable garden and the property is divided into 6 paddocks all fully fenced and all with water.
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Slower winter property sales across NSW North West Plains

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Ray White Rural turned in a record financial year, notching up $1.4 billion in property sales, helped by commodity prices that sustained buyer interest.
The sales figures were up $75 million on the previous year.
The 23-year-old rural division of the Ray White Group said the drought in Queensland, where half of the agency's offices are based, could have hurt sales results, The Australian Financial Review reported.
Ray White posted $44.7 billion in sales for 2016-17 financial year.
The rural division also added more than 30 new franchises in the year to July.
"Our agents were able to capitalise on high commodity prices within the beef industry despite drought in Queensland,” Ray White Rural chief executive Stephen Nell said.
“In southern Australia, the market has boomed on the back of very favourable seasonal conditions, low interest rates and surging commodity prices, particularly red meat – lamb, mutton and beef.” 
The biggest deal was a $15 million purchase of Mount Isa property "Manners Creek”. Other major transactions included the $13.9 million sale of "Inverness" and the $13.5 million sale of "Northampton Downs", both at Blackall, while “Carmila Glen" in Carmila, Queensland, sold for $11.5 million.
In NSW, the major transaction was Kiagathur North in Condobolin for more than $13 million.
In July, valuation firm Herron Todd White had noted that the rural property market around in far north New South Wales remains strong across most categories.
In Victoria, "Leighburn", a 1200-hectare mixed farming operation near Geelong, changed hands for $9 million.
Ray White Rural signed on six new franchise agreements in Victoria, five in Queensland, three in Western Australia and one each in the Northern Territory and South Australia.
But it was NSW where the major expansion happened with 17 key markets including Wagga, Casino, Kempsey and Goulburn all securing new Ray White Rural franchises.
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Ray White Rural scores a record $1.4 billion in sales

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Conjoined Merran Vale and Cooinda Park properties at Barham in the Murray River district are on the market through Ruralco Property agent Andrew Miller.
Vendors Ivan and Ann Chandler are set to retire.
They purchased the original Merran Vale property in 1980.
About eleven years ago the neighbouring Cooinda Park property came on to the market and was purchased by the Chandler’s.
The properties have a freehold area of 1,143 hectares plus further significant lease country.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/08/02/RURALCO%20MERRAN-COOINDA%20CREEK.jpg" alt="">
A Poll Hereford and a Border Leicester stud has been run n conjunction with a merino sheep grazing operation.
A significant portion of the holdings, about 1,290 acres, are laid out to flood irrigation of which 900 acres were laser levelled using a local land forming contractor.
There is a 774 megalitre NSW general water sale entitlement.
The property has two pumps one electric, one diesel on the Little Murray River which adjoins the forest lease.
There is also another electric pump on Merran Creek.
The lease country is also significant including 99.4 hectares (or 245 acres|) that is held under perpetual lease.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/08/02/RURALCO%20MERRAN-COOINDA%20INFRASTRUCTURE.jpg" alt="">
Another 1,456 hectares (or 3,600 acres) of river country forest between the two holdings is held under an annual forest lease.
The Merran Vale-Cooinda Park aggregation has hay and machinery sheds and general shedding with a three-stand shearing shed, plus two sets of steel sheep and cattle yards.
The main Merran Vale homestead is a spacious three bedroom concrete home in a classic rural style with surrounding verandas that has recently undergone a $100,000 refurbishment including new roofing, kitchen, bathroom and services. 
It has substantial rainwater storage and presents as sound liveable family accommodation.
On the Cooinda Park portion is another three bedroom timber home in a rural setting that could suit a family member or as a manager’s residence.
Ruralco Property selling agent Andrew Miller said that the nearby village of Barham with a recent Census population of 1,100 plus with twin town Koondrook opposite across the River offer good services and an active local community with the two properties collectively known as 1019 Gonn Road having bitumen road access.
“This is a classic River Murray country property with strong livestock and cropping enterprises nearby, plus some recent new intensive horticulture activities established locally in recent years," he said.
“Vendor Ivan Chandler has worked on the land since he left school at fourteen years of age but he is now seventy six and has farmed strongly all his life overcoming some physical disabilities and he rightly says it’s time to retire.
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“He reckons a few acres with a couple of cows will serve him well into the future.
“The auction of the conjoined Merran Vale and Cooinda Park properties at Barham presents a once in a generation opportunity for a new owner as either an agribusiness investment or diversification’ or for a strong farming family to acquire a unique large holding with unlimited potential in a strong well held district.
“I would access its inherent land value at well north of $1,000 an acre.
“With the auction scheduled for Thursday 7 September interested parties have plenty of opportunity to inspect, formulate their own plans and budgets ready to act on a farming opportunity of significance” Andrew Miller says.
The property will be offered at auction at the Barham Club on Thursday 7 September at 2 pm.
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River Murray District Merran Vale and Cooinda Park properties listed

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Colliers International agent Richard Royle has listed Native Dog Station in the tightly held Oberon district.
He says the 1,696 ha Native Dog Station is a superior quality rural asset combining a large scale agricultural enterprise and lifestyle property.
The Freeman family farm is located within three hours of Sydney. 
"The high output pastures and evenly spread rainfall enable a high livestock carrying capacity (over 20,000 DSE) suitable for breeding and finishing stock," Richard Royle said.
 The property is set up for cattle, sheep and horses with a central laneway system.
The pastures include; chicory, cocksfoot, fescue, phalaris, ryegrass perennial, sub clover and white clover mix.
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Oberon's Native Dog Station listed

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There's heat in the rural property market in central west and western New South Wales according to Herron Todd White fuelled by of cheap interest rates, strong livestock and commodity values and reasonable seasonal conditions.
The analyst firm said there is a feeling that the market is approaching a plateau or ceiling however there is still strong enough enquiry on most saleable listings.
"We are still experiencing the strength of cheap interest rates, strong livestock and commodity values and reasonable seasonal conditions," HTW said.
"While all these factors continue, our forecast is for strong interest in rural property offerings, however if one or several of these factors falters, the current heat in the market will potentially cool.
"We don’t see discounts, only less interest at current levels. 
"Winter crop planting is well underway with the majority of early sown wheat in (mostly sown dry) and still going in.
"Some canola has been planted however without any follow up rain the planting has stopped.
"Generally the area requires immediate rain for the autumn and winter period to be successful.
Property sales have slowed mostly on the back of insufficient listings and the seasonal decline.
"Another successful release of Stage 2 in the Cobbora Holdings property offerings saw the majority sold under the hammer with the balance in negotiation straight after the event."
One property, Bunnalma, <a href="https://www.ruralview.com.au/Real-Estate/bunnalma-14r-nulla-road-dubbo-nsw/Property-Details-buy-rural-10972894" target="_blank">14R Nulla Road Dubbo</a>, NSW is currently on the market for $1,200,000. 
It is 90 percent arable and currently sown to a mix of established lucerne and oats.
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Heat in the central west and western New South Wales rural property market

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A historically significant sandstone cottage dating back to 1827 has been listed for sale in Sutton Forest.
John Ross and Drew Lindsay of Drew Lindsay Real Estate in Bowral have given a price guide of $3.45 million. 
The Swanton cottage comes with an adjacent house, which is positioned upon 90 acres of spectacular rural views.
Founded upon land grant from Governor Macquarie, it was once part of the James Atkinson's Oldbury estate, which was home to the first Australian born female artist, Louisa Atkinson.
The restored and renovated stone cottage boasts two substantial rooms, cathedral ceilings, open fireplace and a large veranda overlooking farmland.
The adjacent three bedroom home has been fitted with a spacious kitchen featuring European appliances, two bathrooms and a variety of spacious living rooms opening onto an outdoor entertaining area.
The property sits on prime cattle country, and offers extensive rural infrastructure including fencing, yards, crush, 6 spring-filled dams and riparian rights to Whytes Creek, and large sheds, as well as a historic dairy building.
Properties in Sutton Forest claim a median house price $1.2 million. 
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Historic 1827 Sutton Forest cottage, Swanton listed

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Central Queensland rural property sales in the first quarter of 2017 have continued on from the strong final quarter of 2016 across all asset classes, according to Herron Todd White (HTW).
In their latest rural report, HTW said two recent sales in the Central Highlands of mixed farming and grazing blocks are proof positive in the strength of the local market - Rickyl (1,511 hectares, 18 kilometres east of Capella, predominantly grazing); and Park View (2,075 hectares, 15 kilometres west of Springsure, mixed farming and grazing).
"Rickyl sold at auction for $3.1 million, equating to $2,052 per hectare, which indicates a similar dollar per hectare rate as the dryland farming property Matilda Downs, which sold in January at a rate of $2,054 per hectare," HTW said.
"Park View sold at auction for $4.5 million equating to $2,169 per hectare.
"Both of these sales indicate a strengthening of values from sales of similar properties that occurred 12 to 24 months ago.
"It appears that values for grazing and farming land (with similar land types) are level pegging.
"The upcoming sales of two genuine breeder blocks, Galloway Plains (13,076 hectares, via Calliope, south of Rockhampton) and Develin Station (via Marlborough, north of Rockhampton) will be a good test of the demand for larger scale Central Queensland breeder country which is a thinly traded market, primarily due to lack supply rather than lack of demand.
"It will be interesting to see if the record weaner prices of late will have an influence on the value the market determines for these properties."
On average, more than one quarter of Queensland’s beef herd is located within the Central Queensland grazing district, according to the report.
The property valuation firm says that it is no surprise to see this market has shown the highest rural land growth rates over the past three to five years correlating with accelerated increases in beef prices.
Property resales provide the best evidence of the true change in market value and in recent months a number of properties have transacted with total capital uplift generally in the order of 25% to 35% over the past five years.
<a href="https://www.propertyobserver.com.au/images/2017/04/21/Screen%20Shot%202017-04-21%20at%202.22.53%20pm.jpg" target="_blank">Click to enlarge</a>
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While the resale market has demonstrated solid land growth changes, these rates are generally limited to genuine fattening properties in Central Queensland (which are highly sought after and as such transact with greater frequency), with the second and third tier properties experiencing a more moderate level of growth.
Recent evidence of the demand in Central Queensland for high end properties includes the Hughes family purchase of Tumbar ($67.5 million) and the competitive auction results of Northampton and <a href="https://www.realestate.com.au/sold/property-livestock-qld-blackall-7817850" target="_blank">Inverness</a> (above) at Blackall ($13.59 million and $13.925 million respectively) and Arcoona and Old Delargim near Moura ($12.85 million and $9.4 million respectively).
As a result of the limited supply, there has been a smaller volume of sales which has been concentrated on larger, higher valued properties which has greatly increased the overall annual transactional value of the Queensland rural market.
<a href="https://www.propertyobserver.com.au/images/2017/04/21/Screen%20Shot%202017-04-21%20at%202.23.43%20pm.jpg" target="_blank">Click to enlarge</a>
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The size of the 2016 rural transaction market was over $3.1 billion compared to $1.48 billion in 2015 and $1.9 billion in the 2007 previous market peak.
An 86 hectare dress circle, irrigated cane farming aggregation in the locality of Alexandra changed hands in January at a strong price of over $20,000 per hectare for measured freehold cane land and demonstrates continued condence in the local sugar industry despite last season’s milling problems.
In December, the further west you go, the greener it got, the HTW report noted.
The record breaking unseasonal rainfall throughout the winter months had (for the most part) put an end to what was widely considered the worst drought in the past century.
“As we tracked westwards, the view from about 8,500 feet turned from a greyish brown colour around Rockhampton (somewhat typical for this time of year, in anticipation of the coming wet) continuing out to the Dawson Valley," the report stated.
"The abundance of feed on the ground is extraordinary, making it difficult to imagine that only 12 months prior some of these areas were struggling to keep even the most resilient native animals alive, let alone carry livestock.
"Most of these areas are now severely under stocked relative to the amount of highly nutritious feed available.
"Stock on the ground are now spread far and wide living in mobs of three or four head in their own little patch of paradise, picking through the smorgasbord of herbage and grasses on offer.
"Given these sights it is not surprising that the more southerly located Nappa Merrie Station recently sold prior to auction," the report noted, adding the biggest problem faced by stakeholders in this region is finding and affording stock to take advantage of these phenomenal circumstances.
"Many of the holdings are currently stocked at well below half of their long term average and probably closer to 25% of their current capacity.
"At least these low numbers will give the land and pastures a well earned rest and a chance to regenerate."
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Central Queensland mixed farming land sales continue 2016 strength: HTW

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Rockybah, a 3400 acre grazing property at Nimmitabel in the Monaro district of southern New South Wales, has sold.
It was passed in at online auction on Wednesday afternoon at $2.45 million, then sold shortly afterwards to a local grazier for an undisclosed price.
Previously known as Brechnoch, <a href="https://www.realestate.com.au/property-livestock-nsw-nimmitabel-7891294" target="_blank">Rockybah</a> is located 13 kilometres south-west of the tourist village of Nimmitabel, and 50 kilometres south of the regional township of Cooma and its airport.
Rockybah has conducted a number of successful enterprises over the years, carrying up to approximately 6,000 DSE's of sheep and/or cattle, including the Kydrabah Murry Grey Stud, depending on the season.
The property is well equipped with farm improvements, including three stand woolshed, two sets of sheep yards, cattle yards, silo, workshop and machinery sheds and two wind turbines which are part of the Boco Rock Wind Farm Project.
There is also a three bedroom 1950s home on the property.
Chris Meares, from marketing agents Meares &amp; Associates, said the sale of Rockybah is a sign of the strong market conditions and high demand for quality grazing properties.
"There was genuine interest from overseas, city and local investors, the sale has also shown that the Monaro operates in its own ‘micro climate’ where the locals seem to remain dominant,” Meares said.
Shannon Ferguson from Fergusson Real Estate said Rockybah generated a lot of local interest.
"It seemed that locals were keen on adding to their existing operations,” Ferguson said.
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Nimmitabel's Rockybah grazing property sold after online auction

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Abingdon Station, a beef cattle holding at Gundagai, has been listed for sale.
Located at 1609 Nangus Road, the 2,918 hectare property is a large scale signature agricultural holding.
It is centrally located to take advantage of livestock markets, agricultural and business services.
Wagga Wagga is 45 minutes away while Canberra is 2 hours and Sydney 3.5 hours.
Gary Williamson has managed Abingdon Station for the past 16 years.
The Robinson Family owned it before being sold at auction to the McKinney family in 1927.
Then in 2001, Paul Ferry and his great friend in America, Jake Wood purchased Abingdon from Joe McKinney.
In August 2002 Abingdon West was purchased and in September 2004 Abingdon East was acquired.
Under the stewardship of Paul Ferry and the management of Gary Williamson, Abingdon Station has emerged as a highly regarded and well renowned livestock operation which is equally suited to both cattle or sheep.
Featuring 5.5 kilometre of frontage to the Murrumbidgee River, it has a 711 ml irrigation licences with a Centre Pivot Irrigator, creeks, bores and 48 dams.
A six bedroom 1890 double brick homestead has been extensively renovated.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/05/26/Screen%20Shot%202017-05-26%20at%2010.18.03%20am.jpg" alt="">
There is also a five bedroom managers residence.
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The property is offered through Jim Saunderson Elders agent Abb McAlister,Webster Nolan Real Estate agent David Nolan and DibbsBarker agent David Sharpe.
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