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.

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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.

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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.

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<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.

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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;

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<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;

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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

Tamworth

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Tamworth is seeing a lot of first time buyers in both the owner-occupier and investor sectors in comparison to other cities, according to HTW’s Month in Review: March 2017. 
The valuation firm says the $250,000 to $350,000 range is the most active for these buyers, with many choosing to buy within established suburbs and renovating older dwellings.
Outside of this range the buyers are choosing to build rather then buy.
“The incentives offered (ie. no stamp duty, $10,000 grant) mean they will save money when compared to buying a house of a similar calibre,” the report says.
“There is strong evidence of young people buying in Tamworth, particularly building homes, who come from Sydney and as they cannot afford to buy there.”
HTW advises buyers to choose their location very carefully.
“While prices in several suburbs can be very enticing for young buyers, ie. less then $200,000, these areas experience little to no capital growth and are not a good long term investment,” it says.
“Parts of west Tamworth and south Tamworth should be avoided as they have a strong housing commission population and historically experience very little growth when compared to non housing commission areas within the same suburb.
“The mistakes we are seeing include going too big too soon, with many first time buyers who choose to build trying to build their ‘forever home’ and placing themselves in a situation where they struggle with mortgage affordability.
“With the affordable options of Tamworth it is best to research and remember that this house will most likely not be a forever home for them, so spending $700,000 on a first home in the best suburb is not needed.”
A five bedroom house at <a href="https://www.realestate.com.au/property-house-nsw-tamworth-124623126" target="_blank">357 Armidale Road</a>, Tamworth (above) has been listed for between $330,000 to $350,000.
Similarly a three bedroom house at <a href="https://www.realestate.com.au/property-house-nsw-tamworth-124859686" target="_blank">14 Aberdeen Street</a>, Tamworth (below) has been listed for $270,000.
<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/2017/03/09/14%20Aberdeen%20Street.jpg" alt="">
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jonathanchancellor-7SQnKwU6yx

Tamworth seeing influx of first time buyers from Sydney

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Compared to its city and coastal cousins, Tamworth is not necessarily known for its prestige property, but there are options for buyers seeking a luxurious place to call home, according to the November report from Herron Todd White.
Unlike large city and many large coastal communities, the price tag on Tamworth’s prestige market is largely considered to be anything over $1 million in close proximity to the CBD, namely located in East Tamworth, or high value smaller rural lifestyle holdings on the city’s fringes.
The prestige property in Tamworth is relatively thinly traded and subject to a degree of short volatility, however given Tamworth’s growing population and importance as a major economic centre in northern New South Wales, we view these assets as being a sound long term investment and the option for a growing family.
Many of Tamworth’s prestige properties feature large renovated double block homes in leafy East Tamworth where shopping and schools are within a five-minute drive. A recent example was the sale of 56 White Street, East Tamworth also known as Kimeree (pictured) which sold on 18 December 2019 for $1.229 million. This is not far above the average Sydney house price!
There have been a number of East Tamworth prestige sales in recent years over the $1 million price point in close proximity to Tamworth’s CBD. More recently there have been fewer high value properties listed on the market and selling periods have increased throughout the COVID pandemic. However regional economies have been very resilient throughout this period and anecdotal evidence is showing a rejuvenation of major regional hubs.
Many areas are experiencing outstanding seasonal conditions for farmers and rural economies continue to help drive Australia out of recession. Interest from city buyers has increased according to many agents across the region with regional prestige property providing value for money and an appealing proposition for those seeking a lifestyle change.
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j.ballantyne1990-6AQqhLzZaK

Tamworth prestige market remains resilient and affordable: HTW

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A Tamworth, New South Wales mortgagee home has been sold for $230,000.
Situated at <a href="https://www.realestate.com.au/sold/property-house-nsw-tamworth-132926730" target="_blank">70 Church Street</a>, Bryan Bolitho of Raine and Horne Tamworth were marketing the house.
The weatherboard and iron cottage consists of three bedroom, one bathroom, updated kitchen and study or office.
It also features open fireplace and rear access with room for sheds or garage. 
The home is situated in Central West within walking distance to the CBD.
It was last sold in 2012 for $227,500. 
 
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Tamworth, NSW mortgagee home sold for minor profit

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With its multitude of suburbs, each with their own pros and cons, Tamworth has an area for every home owner for each stage of their property journey, according to the latest Herron Todd White (HTW) residential report. 
The report suggests first home owners can be found throughout, but the typical suburbs are South Tamworth, Hillvue and parts of North Tamworth. 
"These suburbs offer older homes with a price tag of $200,000 to $350,000 which will get you a doer-upper at the lower end to a fully renovated 1980s brick dwelling at the upper end. Our demographic here tends to be younger owners either as a single occupier, young couple or family - think 20s to early 30s," the valuation firm said. 
"Our next demographic is those in their early 30s up to 50. This is where location and size count as typically buyers are looking to be in a good location for their kids to grow up with space to grow and play as the family does. Calala, Moore Creek, North Tamworth and East Tamworth are where we see most of these buyers," the valuation firm continued. 
Young families dominate the newer areas of Calala, Moore Creek and North Tamworth as they are able to secure a newish (less than five years old) four-bedroom, two-bathroom dwelling with no work needed on a comfortable 700 plus square metre lot, all for under $550,000 depending on the home. Those looking for proximity to schools and the CDB focus on the blue chip area of East Tamworth.
A new four bedroom house on a 700sqm block in Calala is currently on the market with a price of $479,000.
Situated at <a href="https://www.realestate.com.au/property-house-nsw-calala-133037706" target="_blank">37 Eagle Avenue </a>(pictured below), the family home comes with three living areas plus covered alfresco living, open kitchen/family/dining room and double garage. 
Other features include landscaped backyard and stainless steel fittings in kitchen.
<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/2020/3/23/calala.jpg" alt="">
"While the in town properties certainly attract a lot of buyers, let’s not forget about those who want a bit of space for the horse or motorbike. This is where the small acreage (one to ten hectare) properties of Moore Creek and Daruka come into play.
"Out in these areas, we predominantly see either young families moving for the space or older owners who have raised their families and watched them leave, but are not yet ready to down size," the valuation firm said. 
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"Once we get to downsizers, all suburbs are fair game with a large range of new and old dwellings on smaller lots with easy maintenance available all over Tamworth," the valuation firm stated. 
New builds in North Tamworth and Calala are very popular, but so are older renovated dwellings in East Tamworth that offer proximity to the CBD, the report noted. 
All in all, every suburb in Tamworth has owners from all stages of their property journey with no one suburb being ultimately dominated by any particular demographic. 
"With the continued low interest rates, we are seeing first home owners stretching that little bit more to secure themselves a property in the more prestigious area of East Tamworth.
 
"Along with this we are seeing first home buyers also getting into bigger, brand new homes in North Tamworth or Calala, where over the years there has certainly been more of a shift towards the younger demographic or first home owner." 
A three bedroom house in East Tamworth has recently been sold for $790,000.
Set on a 1,190sqm block, the 1940s house at <a href="https://www.realestate.com.au/sold/property-house-nsw-east+tamworth-132282134" target="_blank">111 Upper Street</a> (pictured below) comes with 4 optional living areas, verandah overlooking the courtyard and single carport. 
Other features include high ceilings , original stain glass windows, renovated bathroom and under house storage. 
<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/2020/3/23/east%20tamworth%20.jpg" alt="">
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Tamworth property market has homes for every stage of the property journey: HTW residential 

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The two biggest drivers of the Tamworth market at the moment are the historically low interest rates and the drought, which despite recent rain has on-going impacts, according to the latest Herron Todd White (HTW) residential report. 
<div>The current COVID-19 epidemic is going to have a negative impact on key drivers, so it will be interesting to see what impact this may have on the property market in the short to medium term, the valuation firm said.</div>
 The past few years of drought have put a strain on the town’s water supply which despite recent rain has not increased by any significant amount. After having been on water restrictions for over 12 months, residents are wondering whether or not there is a long term solution for the future with Tamworth’s population expected to hit 100,000 by 2040. 
While there are plans in place with a new dam and pipeline underway, confidence will remain low until these projects are completed. The economic effect of the drought saw less money coming into the property market which resulted in a slow-down, the report noted. 
"Tamworth as a whole did not see a decline in property values, but we did see an increase in days on market, where houses that traditionally sold in one to two months were taking three to four," the valuation firm said. 
The report suggests it is not all doom and gloom for Tamworth as the city still offers plenty of appeal for residents, with strong employment opportunities, relatively cheap housing and good services and amenities available.
 Tamworth is a major regional centre and offers quality schools, good health services and a large pool of employment opportunities with blue collar, white collar and everything in between catered for.
"On top of this, a modern four-bedroom, two-bathroom, brick veneer dwelling can be had for under $400,000 (depending on the suburb), making Tamworth very attractive to those finding themselves priced out of the larger cities," the valuation firm said. 
A four bedroom house situated in Tamworth CBD has been listed for sale with $399,000 hopes. 
Set on a 656sqm block, the <a href="https://www.realestate.com.au/property-house-nsw-tamworth-127288198" target="_blank">9 Lilly Pilly Court</a> home (pictured below) offers 2 bedrooms, open plan living, and fully fenced backyard. 
It is positioned close to schools and shops. 
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This combined with recent rain and low interest rates has local agents reporting less days on market for sales and more buyer enquiry than experienced in recent months (prior to the rain). This higher buyer interest has not yet resulted in an increase in house values.
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The government’s First Home Super Saver and First Home Loan Deposit schemes have seen first home buyers become more active in the Tamworth market. 
Along with the low interest rates we are seeing more people selling to first home buyers and then upgrading, typically leaving South Tamworth, West Tamworth, Hillvue, Oxley Vale and Westdale and moving to Calala, North and East Tamworth, Moore Creek, Daruka and newer parts of Hillvue.
A Moore Creek house sitting on a 4,152sqm block was sold for $460,000 in February. 
The four bedroom, two bathroom house is situated at <a href="https://www.realestate.com.au/sold/property-house-nsw-moore+creek-132683298" target="_blank">30 Barrington Drive</a> (pictured below).
It comes with large open plan living areas, covered entertainment area, double garage, and three bay vehicle steel shed. 
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"Increased confidence in the local economy after the recent rain as well as low interest rates suggest that these trends will continue in the short to medium term. This may be thrown completely out of the window with the current COVID-19 pandemic, but excluding this we expect a slight increase in the property market over 2020." 
<div>Note regards COVID-19</div>
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This edition of Month In Review had its topic defined in late February with submissions from our offices collated through to late March. During this period, shifts in the social and economic landscape due to COVID-19 became increasingly dramatic, as demonstrated by the varied information provided by offices over the course of three weeks. 
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<div>This month’s residential theme on baseline property market drivers remains a common thread, and provides an indication of what influences to monitor as the property sector recovers post-crisis.</div>
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Tamworth property market sees higher buyer interest: HTW residential 

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Water, water, water! This will be the major determining factor over the next 12 months for how the Tamworth market performs, according to the latest Herron Todd White (HTW) residential report. 
The valuation firm asked their valuers to give an educated outlook on the residential market in their service areas.
 As the drought continues to ravage the state, the government recently announced funding for a new dam to be constructed for Tamworth’s water supply as well as a direct pipeline from existing water sources to the town treatment centre. 
"This has gone a long way in shoring up the town water supply as well as increasing confidence in the town, but as they are yet to be completed we are not out of the woods yet," the valuation firm commented. 
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Despite the drought, the real estate market in Tamworth has been holding up well, showing that Tamworth is no longer only reliant on the agricultural industry, however it is now clear that a slowdown has occurred with a noticeable increase in days on market. 
While properties are still achieving fair market value with no drop in values noted, they are certainly taking longer to sell, perhaps a month longer than expected but still below a six month period.
"We expect this trend to continue throughout 2020 unless we receive some drought-breaking rain which will increase cash flow into the local economy from the surrounding agricultural industry as well as refilling the town water supply," the valuation firm said. 
The extended selling periods currently being experienced may open up opportunities for the astute buyer if the vendor requires a quick sale.
"We would keep an eye on east, inner north and inner west Tamworth, as these areas can often be tightly held and have experienced good growth in past years," the valuation firm said. 
On the construction side of things, the past year saw a decrease in construction with some of the larger local builders reporting up to a 40 percent drop in new homes. This may be more a reflection on how many homes they were doing previously, with smaller builders reporting more work than before.
"We expect this trend to continue in 2020 with a possible uplift as the new first home owners grant is enacted, requiring first time buyers to have only a five percent deposit and the government guaranteeing the other 15 percent.
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"Overall we are expecting 2020 to remain stable but slower than the past few years with the continued drought. If we receive the rain we are praying for, we may see an uplift towards the latter half of the year." 
A recent sale was a Calala four bedroom, two bathroom house situated at <a href="https://www.realestate.com.au/sold/property-house-nsw-tamworth-132367054" target="_blank">3 Currawong Drive </a>(pictured below). 
It was sold for $368,000 in February. 
Set on a 686 square metre block, the home features living spaces, outdoor slab, and double garage. 
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A four bedroom house with elevated views of Tamworth has been listed for sale with $375,000 hopes.
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<div class="section">Situated at <a href="https://www.realestate.com.au/property-house-nsw-tamworth-124351090" target="_blank">13 Lemon Gums Drive</a> (pictured below), the house comprises four bedrooms, combined lounge/dining, family room and alfresco area.</div>
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<div class="section">Other features include in-ground pool, kitchen with bush land views, and double garage. <img src="blob:https://www.urban.com.au/c5528a23-7bf5-451d-a9b2-0da335568b88" alt="page14image3693520" width="0.500000" height="0.500000"> </div>
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Tamworth property market to be determined by rain in 2020: HTW residential 

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Though patchy, Tamworth has seen a positive start to 2020, according to the latest Herron Todd White (HTW) rural report.
The property valuation firm suggests, with large areas of New South Wales still affected by the ongoing severe drought, follow up rain and a return to average seasonal conditions was required before a more optimistic outlook can be taken. 
The report was issued in early February before the heavy rains across some of NSW.
"There remains reasonable demand for rural land in New South Wales, particularly from existing land-holders looking to expand and we expect this to continue throughout 2020."
"Values appear to be holding, however it is expected that if the drought shows signs of breaking and there is return to normal seasonal conditions, there may be an influx of listings which has the potential to create an oversupply which may in turn lead to a softening in values over the next 12 months."
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Tamworth values expected to soften in 2020: HTW rural

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The high end market in Tamworth can be broken into three distinct sections – the new, the old and the lifestyle, according to the latest Herron Todd White (HTW) residential report. 
"The bigger the better, whether that is dwelling size, land size or even the view - if you’re after high end property in Tamworth they are all a must have," the valuation firm said.
"In the new market, we saw <a href="https://www.realestate.com.au/sold/property-house-nsw-calala-130096302" target="_blank">66 Campbell Road, Calala</a> (pictured below) sell for $780,000." 
This property is a 2012 built home of exceptional quality.
It was the improvements that pushed the property up the price ladder with an in-ground pool, workshop, granny flat and to top it all off views over the local farmland while still being an easy 650 metre walk to the local shopping centre.
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"For those who like a bit of character in their home, East Tamworth is the place to look with <a href="https://www.realestate.com.au/sold/property-house-nsw-tamworth-130096670" target="_blank">109 White Street </a>(pictured below) recently selling for $920,000.
"Now what you get for this type of money is an exceptionally well maintained and renovated circa 1940 double brick home with incredible views over the city of Tamworth all nestled in manicured lawns to make the most of those summer days and the view. All of this and to be less than 1.5 kilometres from the CBD! What a home!" the valuation firm commented. 
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Last but certainly not least is the lifestyle market.
"What we mean by lifestyle is any property from one hectare up to ten hectares where you have room to move and space to run a horse, motorbike or just enjoy not having neighbours too close," the valuation firm said. 
"So once you’ve chosen this route, you then need to decide whether you go new or old, as the lifestyle market offers you a range of options.
"If you went new, then <a href="https://www.realestate.com.au/sold/property-acreage+semi-rural-nsw-tamworth-130902114" target="_blank">4 Horseshoe Place, Moore Creek </a>(pictured below) sold for $820,000, which would have given you a four-year-old house with a whopping 319 square metres of living of the utmost quality throughout." 
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Add to this the 2.31 hectares of space and the large workshop and the home is ready to go.
The downside of new however is the lack of established gardens and ancillary improvements.
This is where 939 Daruka Road at $790,000 steps in, with its 2.03 hectares of landscaped gardens, in-ground pool and exceptional shedding.
"All the hard work is done with nothing to do but sit back and relax," the valuation firm said. 
"Whatever your choice, the high-end of the Tamworth market will have a property to suit your needs with a number of options to ensure that your home ticks all of your boxes." 
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What can investors find in Tamworth's high end market? HTW residential 

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A historic homestead in Tamworth, known as Glenholme, has been listed for sale.
The property, at 143 O’Briens Lane, comprises of 85 hectares and features a Federation homestead with four bedrooms, and two bathrooms.
The Glenholme homestead was built in 1906, an features 11 foot ceilings, pressed metal ceilings, ornate cornices, a spacious kitchen, and gardens with views across the Peel Valley.
It also has a two bedroom cottage (currently leased for $250 per week), a concrete floored workshop, aircraft hangar with power, steel cattle yards with all weather access, accommodation for four cars at the main homestead, and new fencing.
Water is supplied to the property through various sources including 394ML water licence, Tamworth Town Water Supply, two spring fed dams, and approximately 1.5km frontage to Peel River
It was originally owned by the Australian Agricultural Company (AACo) as part of their land holdings between Nundle and Attunga, on the western banks of the Peel River, near Tamworth.
It was sold by the Peel River Land and Mineral Co (a subsidiary of the AACo) in 1905 at auction, representing the first time the property had changed hands since settlement. It was acquired by the Hoban family who went on to build the homestead in 1906.
 “Glenholme is an opportunity that is very hard to match. The Federation homestead is set in an idyllic garden setting, complemented by 85.43 hectares of country ranging from alluvial river flats to open grazing farming land and secure water. This makes Glenholme a very unique opportunity, the perfect lifestyle property,” said Ray White Tamworth agent Riley Gibson.
“It is an opportunity that is very hard to match. The Federation homestead is set in an idyllic garden setting, complemented by 85.43 hectares of country ranging from alluvial river flats to open grazing farming land and secure water. This makes Glenholme a very unique opportunity, the perfect lifestyle property.”
Speaking on behalf of her siblings, who own the property, Kate Kelleher of Newcastle said it was the best place to grow up.
“Hands down, it was simply the best place in the world to spend your childhood, but now it is time for a new family to make it their home and treasure Glenholme as we have.”
Speaking on behalf of her siblings, Kate Kelleher of Newcastle said it was the best place to grow up.
“Hands down, it was simply the best place in the world to spend your childhood, but now it is time for a new family to make it their home and treasure Glenholme as we have.”
The Tamworth region covers a diverse economy fuelled by a growing population of over 62,000 residents.
The property goes to auction on December 12.
 
 
 
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Glenholme, Tamworth, comes onto the market 

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For those chasing income rather than growth, Tamworth offers a range of options all with attractive returns, according to the latest Herron Todd White (HTW) residential report. 
The valuation firm took a look at rental yields across the nation. 
"Whether it be single residential or a unit block, there is something for all investors. Tamworth sees all types of investors and no particular strategy (growth versus yield) dominates," the valuation firm said. 
"To begin with, let’s take a look at single residential investments. The average return throughout Tamworth sits around the 5% mark (say 4.5% to 6%) for most single residential dwellings.
"Now, while this is certainly a better yield than that found in the larger cities, it is still not amazing. The area we find attracts yield investors is that of West Tamworth, in particular Coledale." 
This area has a lot of housing commission and is not a desirable location for owner occupiers, however with sub-$200,000 buy in and returns north of 8%, it is certainly attractive for investors.
A recent sale of <a href="https://www.realestate.com.au/sold/property-house-nsw-tamworth-131112554" target="_blank">47 Cossa Street</a> (pictured below) at $130,000 showed a gross return of 9.6% with a tenant in place at $240 per week.
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"If single residential or properties in undesirable locations isn’t your cup of tea and you prefer multiple-occupancy properties than do not stress, Tamworth has that covered as well," the valuation firm added. 
Duplexes and triplexes typically see gross returns of 6% to 8% depending on the location, with those in the more desirable areas of East and North Tamworth falling towards the lower end.
The report suggests the benefit of a multiple occupancy property is less risk with less chance of all units being empty as well as higher capital growth than the properties mentioned previously.
<a href="https://www.realestate.com.au/sold/property-duplex+semi-detached-nsw-tamworth-129465162" target="_blank">22 Charles Coxen Close, Oxley Vale</a> (pictured below), recently sold for $429,000 with an assessed weekly return of $560 or an annual gross return of 6.8%.
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"For the last style of investment property we check out unit blocks (four or more units on one title)," the valuation firm added. 
While these properties are bought and sold less frequently, they certainly have a place within the market.
The returns for unit blocks are not dissimilar to those of duplexes or triplexes, with investors expecting 6% plus returns.
<a href="https://www.realestate.com.au/sold/property-apartment-nsw-tamworth-129881678" target="_blank">100-102 Belmore Street, West Tamworth</a> (pictured below) which consists of a four unit building and a separate three-bedroom dwelling sold for $1.090 million earlier this year.
"With a gross return of $68,120 or 6.2% and the potential to subdivide or build more units, this was an attractive buy for any investor with the cash," the valuation firm commented. 
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