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Australia’s housing pipeline has thinned to a decade low, locking in a scarcity premium that narrows investor flexibility, compresses yields and extends hold periods. With only 172,000 dwellings completed in 2023 and policy constraints likely to persist through 2026, the market’s centre of gravity is shifting from quick capital gains to disciplined, operational value creation. Institutional capital will matter, but so will operational excellence—cost engineering, data-driven site selection and risk hedging. The investors who adapt their playbook now will own the next cycle’s upside.

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Key implication: A structurally undersupplied housing market is moving investor returns from momentum to micro-operations. Scarcity is supporting prices, but it is also compressing yields and removing optionality—forcing longer holds, higher execution risk and stricter underwriting. In other words: fewer ways out, more pressure to get the fundamentals right.

Market context: a thin pipeline and inelastic supply

Australia delivered 172,000 dwelling completions in 2023—its lowest annual tally in a decade (State of the Housing System 2024). Planning lag, builder capacity constraints and elevated input costs have combined to make supply notably inelastic. The 2025 State of the Housing System outlook anticipates constraints will continue to “limit new supply over the forecast period,” placing more weight on existing stock. With new housing unable to match demand momentum, competition intensifies for limited assets and prices drift upward despite affordability concerns.

Elevated construction costs and red tape, cited by market commentators, are not transient irritants—they are structural features shaping outcomes. Evidence from New South Wales policy reviews indicates that loosening restrictions in low-feasibility areas has minimal impact on supply, highlighting that feasibility and delivery capacity, not just zoning, govern outcomes (Review of housing supply challenges and policy options, 2024).

Business impact: unit economics under pressure

For investors, the supply squeeze creates a double bind. First, acquisition prices rise faster than rents in many submarkets, compressing net yields and cap-rate buffers. Second, limited new stock removes flexibility to reposition or exit quickly, lengthening average hold periods and raising exposure to interest-rate and policy cycles.

Cash flow is supported by tight vacancies, but risk asymmetry is increasing. Policy debate around tenant protections raises the spectre—if not the certainty—of mechanisms that cap rent growth. International evidence is clear: rent controls restrict revenue growth, lower ROI and reduce asset values by widening the bid-ask gap via cap-rate expansion. Even without formal controls, political pressure can slow rent increases, implying returns must be earned through operating excellence and cost discipline rather than pricing power alone.

On the development side, rising build costs and contractor insolvency risk push contingency budgets higher and erode project IRRs unless investors de-risk via fixed-price contracts (where available), modular approaches, or staged release strategies. Given higher debt costs, the capital stack skews towards more equity or alternative debt (mezzanine, construction finance), increasing required returns and governance rigour.

Competitive advantage: where alpha still lives

Amid scarcity, edge accrues to investors who can create supply or unlock hidden value. Three practical avenues stand out:

• Build-to-rent (BTR) and affordable partnerships: Australia’s research indicates very few listed vehicles have built meaningful BTR portfolios; yet the 2024/2025 housing reports argue that more institutional investment in affordable housing would expand options for tenants and add stock. Partnering with community housing providers can unlock land allocations and concessions, improving project feasibility while aligning with ESG mandates.
• Cost engineering and industrialised delivery: Offsite manufacturing, standardised designs and volume procurement can cut cost and time risk. Investors who secure reliable delivery partners and pre-commit supply chains can execute when rivals are stalled.
• Data-led micro-market selection: Granular analytics on income bands, household formation, transport nodes and rental stress can surface mispriced suburbs where rent-to-income ratios support sustainable rent growth without regulatory blowback.

Technical deep dive: using AI where it actually moves the needle

Australia’s AI ecosystem shows a commercialisation gap: strong research, patchier deployment (Australia’s artificial intelligence ecosystem: growth and opportunities, 2025). That matters because proptech wins will be about execution, not experimentation. The governance direction is also maturing; as the ATO frames it: “general purpose or strong AI — an AI system that can be used for a range of tasks” (AI in Australia Consultation interim response, 2024). For property investors, the practical stack should prioritise:

• Demand forecasting models that integrate approvals, completions, migration flows and rental listings to forecast submarket absorption and rent trajectories.
• Feasibility digital twins linking design options, cost curves and staging schedules to stress-test IRRs under shifting input prices and financing terms.
• Planning-risk classifiers trained on council decisions and conditions to estimate approval probability and time-to-permit, turning red tape into a quantifiable variable.

The aim is to convert uncertainty into priced risk, improving bid discipline and portfolio construction. Given Australia’s governance stance, investors should build model risk management into workflows (data lineage, bias checks, human-in-the-loop approvals) to avoid overconfident decisions based on sparse datasets.

Implementation reality: constraints you can manage, and those you can’t

Not all bottlenecks are solvable at the asset level. Capacity limits in planning departments, trade shortages and builder balance-sheet fragility are macro constraints. Still, investors can mitigate:

• Procurement strategy: lock in critical materials early; consider hedging for steel and timber exposure; use performance bonds with tier-1 and tier-2 builders to reduce counterparty risk.
• Capital stack optimisation: blend bank debt with alternative lenders to secure certainty of funding; scenario-plan refinance risk under higher-for-longer rates.
• Portfolio barbell: balance resilient, income-focused assets (essential worker catchments, transit-adjacent) with selective development or value-add bets where supply elasticity is genuinely constrained.
• Stakeholder engagement: co-develop with community housing providers or local councils to reduce opposition and accelerate approvals.

Policy watch and future outlook: three scenarios for 2025–2027

Base case: Supply remains tight as 2024–2025 approvals translate into subdued completions; prices and rents grind higher; yields remain compressed. Policy tweaks improve process efficiency at the margin but don’t unlock at-scale capacity.

Tight case: Construction insolvencies and financing constraints further depress completions; affordability deteriorates; political pressure leads to tougher rental regulation. Investor ROI tilts towards downside protection and operational alpha.

Reform case: Coordinated planning reform, targeted incentives and institutional capital scale BTR/affordable pipelines; NSW’s Housing 2041 agenda and similar state efforts streamline delivery. The 2025 housing report cautions co-operatives won’t deliver at meaningful scale immediately, but institutional partnerships could bend the curve.

Signals to track: monthly approvals, commencements-to-completions conversion rates, build cost indices, builder insolvency trends, and the policy trajectory on rental settings. If approvals bottom while cost indices stabilise, 2027 could mark the beginning of a more balanced pipeline.

Strategic playbook: act like an operator, not a passenger

For boards and investment committees, the message is clear: scarcity supports values but doesn’t guarantee returns. Outperformance will come from underwriting precision, disciplined procurement, and stakeholder partnerships that unlock supply advantages. In a market that no longer forgives sloppy execution, investor flexibility must be rebuilt—through capability.

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Australia’s housing pipeline has thinned to a decade low, locking in a scarcity premium that narrows investor flexibility, compresses yields and extends hold periods. With only 172,000 dwellings completed in 2023 and policy constraints likely to persist through 2026, the market’s centre of gravity is shifting from quick capital gains to disciplined, operational value creation. Institutional capital will matter, but so will operational excellence—cost engineering, data-driven site selection and risk hedging. The investors who adapt their playbook now will own the next cycle’s upside.

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The economics of building have broken for mainstream housing in Australia. Input costs, labour scarcity and approvals drag are collapsing project feasibility, tilting capital to luxury builds and shrinking the new‑home pipeline. This analysis unpacks the ROI stack behind the slowdown, the competitive dynamics reshaping who can still build, and the practical levers — from procurement to AI — that can bend the cost curve. Expect pressure to intensify through 2026 unless policy and industry execution shift in tandem.

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For all the focus on demand-side fixes, the decisive constraint in Australia’s housing market is on the supply side: projects simply don’t pencil out. As industry reporting highlights, developers are shelving mid-market apartments while high-end projects proceed, a signal of where margins survive. A 2025 economic briefing underscored the structural nature of the blockage: entrenched issues in construction are suppressing supply growth. With financing still tight and approvals sticky, the pipeline is thinning at the very moment population and rental demand remain robust.

The short answer: developers’ maths no longer works for mainstream housing

In feasibility terms, three forces have shifted at once: build costs, financing costs and time-to-completion. When materials and labour costs rise while debt becomes pricier and approvals stretch timelines, project internal rates of return (IRRs) are squeezed from all sides. Industry reporting has flagged first-home buyers stepping away from the apartment market and a tilt toward luxury builds — the latter can absorb inflation via higher presale prices; the former cannot.

This is not uniquely Australian. US new home sales softened in 2025 as higher borrowing costs curbed buyer capacity and developer appetite, even as rates eased from peaks. But Australia’s problem is sharper because supply was already undershooting household formation before the latest cost surge, and the construction sector must navigate both cyclical and structural frictions.

Market context: a pipeline under pressure

Signals from late 2024 to early 2025 are consistent: rising input costs and red tape continue to suppress housing delivery, slowing the flow of new dwellings that the country urgently needs. The result is textbook microeconomics — less supply meets steady or rising demand, pushing prices and rents higher and pushing would-be owners into longer tenancies.

Policy is nudging in the right direction but at limited scale. The Northern Australia Action Plan includes $88.8 million over three years from 2024–25 to grow the construction workforce and boost housing supply — helpful for capability, insufficient on its own to close the gap at national scale. Without faster approvals and lower build risk, new capital will not flood into mid-market projects.

The ROI stack: where feasibility breaks

Look at the developer’s value equation through a simple contribution model: revenue per square metre less all-in cost per square metre, adjusted for time and risk. Three breakpoints stand out:

- Cost base: Materials inflation and subbie rates have reset higher since 2022. Even if headline inflation moderates, construction costs tend to be sticky on the way down due to contracts, scarcity premiums and compliance requirements.

- Finance and pre-sales: Higher debt costs lift hurdle rates and amplify sensitivity to delays. Presales are harder to secure at price points the median buyer can afford, which pushes projects toward premium segments where buyers are less rate-sensitive.

- Time risk: Lengthy approvals and rework for compliance erode IRR. Every month added to the programme increases holding costs and exposes the project to price volatility.

In this environment, developers rationally triage: luxury towers, with larger per-unit gross margins, advance; mid-market projects stall; some builders pivot to non-residential or maintenance to survive. As one 2022 industry outlook presciently warned, rising costs would suppress build volumes — the 2025 evidence suggests that prediction largely landed.

Competitive dynamics: who can still win

Porter’s Five Forces reads differently in 2025–26. Supplier power has risen (labour, specialised trades, key materials), buyer power has weakened at the lower end (fewer viable projects, less choice), barriers to entry have increased (capital, compliance) and the threat of substitutes is shifting from traditional methods to industrialised construction.

- Scale developers and builders: Those with procurement muscle, diversified pipelines and in-house design/engineering can compress costs and time. They are better placed to lock in supply and hedge volatility.

- Patient capital: Super funds and build-to-rent sponsors with long-dated return horizons can underwrite delivery where merchant developers cannot. They monetise via yield rather than presales-driven margins.

- Luxury and niche segments: Premium projects clear the feasibility bar because buyers absorb a bigger share of cost inflation. This explains why upmarket builds remain in train while mainstream stock is deferred.

Implementation reality: de-risking delivery, not waiting for prices to fall

Executives should assume cost deflation will be slow and irregular. The actionable playbook focuses on risk transfer and productivity:

- Procurement and contracts: Move away from uncompensated fixed-price exposure on long programmes. Consider target cost plus gain-share, alliancing or early contractor involvement to surface buildability issues before they crystallise.

- Design for manufacturing and assembly (DfMA): Standardise components and adopt offsite fabrication to shorten critical paths and reduce site labour bottlenecks. Even partial modularisation (bathroom pods, facade systems) can shave weeks and contingency.

- Approvals acceleration: Partner early with councils and utilities; use digital submissions and parallel approvals to compress lead time. Delays are hidden cost multipliers; taking 10–15 percent out of programme duration often saves more than chasing 1–2 percent on materials.

- Capital structuring: Blend presales with institutional capital where possible; consider phased delivery to reduce working capital at risk. Where policy incentives exist, align projects to qualify.

Technology’s moment — if Australia can commercialise it

Construction tech will not solve cost inflation alone, but it can change the slope of the cost curve. Building information modelling (BIM) tied to 4D/5D scheduling enables clash detection and precise quantities, reducing rework and claims. Generative tools can optimise structural systems for material efficiency. Computer vision and IoT can tighten site productivity and safety. AI can automate take-offs, predict schedule risk and improve bid/no-bid decisions.

Yet Australia’s broader AI ecosystem has been characterised by an innovation-commercialisation gap, according to a 2025 landscape assessment. Governance maturity is growing — the Australian Government’s 2019 AI Ethics Principles and a 2024 consultation response signal a framework for responsible deployment — but uptake in tradable sectors lags. Translation: pilot more, operationalise faster. The edge will go to builders who embed data pipelines from design to handover and to councils that digitise approvals end-to-end.

Outlook to 2026: what to watch, what to do

Baseline: supply remains constrained through 2026, with pipeline growth capped by feasibility. Workforce initiatives and fee-free training help, but approvals friction and elevated input costs keep the brake on. Expect a continued bifurcation — premium and institutional projects proceed; mid-market stock remains scarce — keeping rents and entry-level prices under pressure.

Signals that would mark a turn: a measurable reduction in average approval times; evidence of cost stability in key inputs; broader adoption of risk-sharing contracts; and deployment of industrialised methods at meaningful scale. Without these, “more demand” policies will leak into prices, not new roofs.

What leaders should do now:

- Developers: Recut feasibilities with conservative contingencies; standardise designs; pre-qualify supply chains; and secure flexible financing structures.

- Builders: Invest in DfMA capabilities and site digitisation; renegotiate contract models that balance risk; and build a data backbone for predictive planning.

- Financiers: Back projects with demonstrable productivity uplifts and risk-sharing structures; tie capital to milestones and governance.

- Governments: Streamline approvals with digital portals; expand targeted workforce programmes; and calibrate incentives toward productivity-enhancing delivery models rather than pure demand stimulation.

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The economics of building have broken for mainstream housing in Australia. Input costs, labour scarcity and approvals drag are collapsing project feasibility, tilting capital to luxury builds and shrinking the new‑home pipeline. This analysis unpacks the ROI stack behind the slowdown, the competitive dynamics reshaping who can still build, and the practical levers — from procurement to AI — that can bend the cost curve. Expect pressure to intensify through 2026 unless policy and industry execution shift in tandem.

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Why disciplined investors will wait — and where to play offence" ["alias"]=> string(85) "2026-property-expansion-why-disciplined-investors-will-wait-and-where-to-play-offence" ["introtext"]=> string(566) "

A growing chorus of market practitioners is urging investors to pause portfolio expansion in 2026 as returns compress and policy settings tighten. The headline risk is less about price crashes and more about cash flow quality, debt serviceability and tax friction. For business leaders with property on the balance sheet — or capital earmarked for real assets — the smarter play may be portfolio optimisation, not accumulation. Here’s the strategic read on risk, opportunity and timing — and how to keep optionality for 2027–28.

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Key implication: For Australian investors, 2026 looks like a year to prune and position rather than plant. Yield compression, elevated holding costs and shifting tax settings are conspiring to make new property acquisitions work much harder to deliver acceptable risk-adjusted returns. The more competitive strategy is to defend cash flow, preserve liquidity and prepare to buy selectively when distress and price discovery present clearer entry points.

Market context: returns are narrowing, not vanishing

After two brisk years, investor conditions are softening. A property professional quoted by Smart Property Investment summed it up: “the real estate market is definitely softening – especially from an investment point of view.” The logic is straightforward. Debt costs remain high relative to rental income growth, meaning new purchases often dilute, rather than enhance, portfolio-level cash flow. While some capital city sub-markets show resilience, the broader investment case in 2026 hinges on the spread between net yields and funding costs — and on the quality and duration of tenant income.

Two dynamics matter. First, interest coverage. Even modestly higher-for-longer rates turn thin net yields into negative carry, especially for interest-only investor loans rolling to principal-and-interest or refinancing under tighter serviceability assumptions. Second, cap-rate risk. If policy rates stay elevated into late 2026, further cap-rate decompression can erode mark-to-market values, pressuring loan-to-value (LVR) headroom and covenants for leveraged owners.

Business impact: cash flow resilience beats headline growth

For businesses with owned premises or investment assets, the operational P&L effect is already visible. Higher interest expense and rising non-discretionary outgoings (insurance, maintenance, compliance) are absorbing rent increases. The result: lower free cash flow and reduced flexibility for core business investment.

A pragmatic CFO lens focuses on three ratios:

• Debt service coverage ratio (DSCR): Stress test DSCR for rate scenarios through 2027, factoring potential vacancy and incentive drift. A DSCR buffer of 1.5x+ is a realistic hurdle in a volatile leasing market.
• Interest coverage ratio (ICR): Many lenders assess serviceability with a buffer above actual rates. Even at unchanged policy settings, this suppresses borrowing capacity and raises refinancing risk.
• Loan-to-value (LVR) headroom: Modest valuation declines can force equity top-ups. Maintain contingency liquidity to avoid forced sales.

Portfolio growth that compromises these thresholds is value-destructive. Expansion should be justified by durable tenant covenants, superior location fundamentals and clear total-return pathways, not just by nominal price appreciation expectations.

Policy and tax: prudential and super changes raise friction

Australian prudential settings continue to prioritise system resilience. APRA’s 2024–25 Corporate Plan flags a multi-year focus on stability and stress testing through to 2026, which in practice sustains conservative serviceability buffers and lender risk appetites. Investors should assume credit will reward quality (income, security, leverage discipline) and penalise marginal deals.

Tax settings also matter. Proposals affecting high-balance superannuation accounts from the 2025–26 year, widely reported in 2025 coverage, include mechanisms that capture changes in asset values for those with balances above a threshold. The Australian Taxation Office has indicated it will track gains and losses across periods, making asset valuation and timing consequential. For SMSFs holding direct property, this introduces valuation volatility risk into after-tax returns. The takeaway: structure and timing are as important as asset selection.

Competitive advantage: play defence now to play offence later

Early movers will exploit three edges:

• Liquidity optionality: In a thinning buyer pool, cash buyers and pre-approved borrowers can dictate terms — from price to settlement flexibility and vendor finance structures — particularly in late 2026 when refinancing cliffs surface.
• Operational alpha: Lift net operating income (NOI) without new acquisitions. Re-cut leases to longer tenures with CPI-linked escalations where feasible, reduce incentives, and invest in energy efficiency to lower opex — improving both cash flow and valuation multiples.
• Market micro-targeting: Smart Property Investment’s coverage suggests capital-city resilience outpacing some regional markets. Focus research on sub-markets with tight vacancy, strong employment nodes and infrastructure tailwinds; avoid broad-brush bets.

Implementation reality: a 90-day portfolio triage

Rather than chase another asset, execute a disciplined triage:

• Re-underwrite every asset at current cap rates, realistic incentives and conservative re-leasing assumptions. If a property would not meet investment hurdles today, it’s a candidate for divestment or deep value-add.
• Lock in debt certainty where it is accretive. Stagger maturities, examine partial hedges, and negotiate covenant headroom before it’s needed.
• Tenant quality first: Prioritise creditworthy, long-duration tenants. Vacancy in 2026 is costlier than usual given borrowing costs and fit-out incentives.
• Tax and structure review: For SMSF or trust-held assets, model after-tax outcomes under 2025–26 super rules and state land tax changes. Annual independent valuations may become a necessity, not a nice-to-have.

Capital allocation: consider AI productivity before illiquid real assets

There’s a non-obvious competitor to property expansion in 2026: operational technology that boosts productivity. McKinsey’s 2025 analysis on AI in the workplace notes companies are pressing ahead with adoption but face readiness gaps — a reminder that the bottleneck isn’t the tools, it’s execution. In Australia, government work on AI governance (including the 2019 AI Ethics Principles and 2024 consultation response) and a 2025 review of the local AI ecosystem highlight a commercialisation gap: many firms adopt, fewer turn it into measurable bottom-line gains.

For mid-market businesses weighing a property purchase against digital investment, the ROI calculus is shifting. Well-targeted AI and automation projects can convert to cost-out and revenue enablement within 12–18 months, with far less balance sheet drag and greater reversibility than a leveraged acquisition. The strategic move in 2026 may be to channel marginal dollars into digitising operations, data foundations and applied AI — and reserve real-asset expansion for when pricing and credit conditions improve.

Outlook 2026–2028: prepare for selective dislocation

Base case: 2026 is a grind rather than a crash. Price discovery continues, volumes stay subdued, and capital remains choosy. Resilience is strongest in prime, supply-constrained urban locations; weaker in secondary assets with capex overhangs. External macro signals — from China’s growth trajectory to global rate paths — will set the tone, but the local constraint is financing cost relative to income growth.

Opportunity emerges as refinancing pressure accumulates and as vendors accept new clearing prices. The investors who outperform will have done the unglamorous work in 2026: fixing cash flow, securing debt, sharpening underwriting, and building relationships for off-market flow. In short, think twice about expansion now to be ready to think decisively later.

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Why disciplined investors will wait \u2014 and where to play offence","float_intro":"","image_intro_caption":"Photo by SevenStorm JUHASZIMRUS","image_fulltext":"","image_fulltext_alt":"","float_fulltext":"","image_fulltext_caption":""}" ["urls"]=> string(112) "{"urla":"","urlatext":"","targeta":"","urlb":"","urlbtext":"","targetb":"","urlc":"","urlctext":"","targetc":""}" ["attribs"]=> string(604) "{"article_layout":"","show_title":"","link_titles":"","show_tags":"","show_intro":"","info_block_position":"","info_block_show_title":"","show_category":"","link_category":"","show_parent_category":"","link_parent_category":"","show_author":"","link_author":"","show_create_date":"","show_modify_date":"","show_publish_date":"","show_item_navigation":"","show_hits":"","show_noauth":"","urls_position":"","alternative_readmore":"","article_page_title":"","show_publishing_options":"","show_article_options":"","show_urls_images_backend":"","show_urls_images_frontend":"","readingDiff":"3","comments":"1"}" ["metadata"]=> string(52) "{"robots":"","author":"","rights":"","metatitle":""}" ["metakey"]=> string(673) "Treat 2026 as a portfolio optimisation year: defend cash flow, de-risk debt, and prepare liquidity for selective opportunities., Competitive advantage goes to investors with liquidity and operational alpha who can buy selectively as refinancing pressure rises., Policy and tax settings — including prudential buffers and superannuation changes — raise friction and make after-tax modelling essential., Run a 90-day triage: re-underwrite assets, stagger maturities, prioritise creditworthy tenants, and tighten valuation disciplines., Consider diverting marginal capital to AI-enabled productivity projects in 2026, preserving optionality for property buys in 2027–28." 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• Yes

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A growing chorus of market practitioners is urging investors to pause portfolio expansion in 2026 as returns compress and policy settings tighten. The headline risk is less about price crashes and more about cash flow quality, debt serviceability and tax friction. For business leaders with property on the balance sheet — or capital earmarked for real assets — the smarter play may be portfolio optimisation, not accumulation. Here’s the strategic read on risk, opportunity and timing — and how to keep optionality for 2027–28.

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string(0) "" ["value"]=> string(0) "" ["rawvalue"]=> string(0) "" } } ["link"]=> string(108) "/invest-money/property/2026-property-expansion-why-disciplined-investors-will-wait-and-where-to-play-offence" ["image"]=> string(127) "https://res.cloudinary.com/momentum-media-group-pty-ltd/image/upload/v1768258447/pexels-sevenstormphotography-418323_kzkeon.jpg" ["image_alt"]=> string(90) "2026 property expansion? Why disciplined investors will wait — and where to play offence" } [3]=> object(stdClass)#9617 (57) { ["id"]=> int(19789) ["title"]=> string(101) "Cost, red tape and capital: why Australia’s housing pipeline is shrinking — and how to rebuild it" ["alias"]=> string(92) "cost-red-tape-and-capital-why-australias-housing-pipeline-is-shrinking-and-how-to-rebuild-it" ["introtext"]=> string(554) "

Australia’s housing pipeline is being choked by a toxic mix of escalating input costs, regulatory drag and tighter finance. The result: mid-market projects stall while luxury builds proceed, pushing prices higher and locking more renters out. This is no longer a cyclical blip; it’s a structural productivity and cost-of-capital problem with 2026 shaping up as another constrained year. Business leaders that can compress cost, cycle time and risk will capture share — particularly in build-to-rent and premium segments.

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Here’s the uncomfortable truth: in today’s cost and capital environment, only projects with thick margins or advantaged finance are viable. That is why the entry-level apartment buyer is disappearing from developer feasibilities while premium builds still break ground. As Real Estate Business reported, “we’re seeing an exodus of first-time buyers from the apartment market. The only projects still proceeding are luxury builds.” The economics explain the pipeline.

Cost stack reality: a PESTLE view of why feasibilities no longer pencil

Developers’ models face simultaneous shocks across the PESTLE spectrum:

- Political/regulatory: Protracted approvals and compliance layers add months and carrying costs. Industry commentary consistently flags “red tape” as a time and cost multiplier that erodes contingency.

- Economic: The post‑pandemic surge in materials and labour costs remains embedded. Mortgage Professional Australia signalled as early as 2022 that rising costs would suppress new building volumes; fast forward, and that warning has materialised in delayed starts and cancelled projects.

- Social: Demographic pressure (migration and household formation) collides with reduced supply responsiveness, exacerbating affordability stress.

- Technological: Construction digitisation lags other sectors; productivity gains have not offset cost inflation.

- Legal: Contract risk allocation (fixed-price legacies, liquidated damages) has moved many contractors to demand escalation clauses, lifting sponsor risk premiums.

- Environmental: Sustainability and code upgrades are essential but add upfront cost without immediate price recovery in the mid-market.

When you layer in the higher cost of capital, viability pivots from marginal to negative. Put simply, capitalised interest on longer, riskier programs kills mid-market yield.

Market dynamics: a Five Forces lens on residential construction

- Supplier power: Concentrated supply in key trades and materials keeps prices elevated. Labour shortages compound it, particularly for skilled roles.

- Buyer power: End-buyer price sensitivity is high in the mass market; developers can’t pass through full cost increases without crushing demand.

- Threat of substitutes: Renovations and deferrals act as substitutes to new stock, further weakening mid-market pre-sales.

- New entrants: Barriers to entry have risen with finance, compliance and insurance requirements, entrenching incumbents and advantaging vertically integrated players.

- Competitive rivalry: Land-heavy developers with balance sheet strength pivot to premium and build-to-rent (BTR), where yields and holding strategies are more resilient.

The centre of the market is where margin is thinnest and risk is highest. That’s why the pipeline skews to premium stock — the only segment absorbing the cost stack.

Business impact and ROI calculus: where capital flows, cranes follow

For lenders, the hurdle rate has shifted. Higher risk premiums, tougher pre‑sales thresholds and stricter covenants reduce available credit for mid-market developments. For sponsors, the ROI decision points are stark:

- Timing risk: Each month of approval and procurement delay compounds interest expense and materials volatility.

- Price elasticity: Mid-market buyers cannot absorb 10–20% cost inflation; premium buyers often can, preserving margin.

- Asset strategy: BTR can spread development risk over longer hold horizons while addressing rental demand, though yields must clear debt costs.

Global parallels reinforce the pattern. In the United States, new home sales fell in 2025 as higher borrowing costs bit, even as materials pressures eased in places. Australia’s challenge is a double bind: elevated input costs and stubborn approval timelines. Deloitte’s Weekly Economic Briefing in March 2025 summed it up: “deep-rooted challenges within the construction industry continue to stifle housing supply growth.”

Implementation playbook: compress cost, time and risk

Winning strategies are operational, contractual and financial:

- Standardise and simplify: Repeatable designs and standard components reduce rework, shorten approvals, and strengthen procurement power.

- Offsite and modular: Shifting labour into controlled environments mitigates weather and site risk and improves quality assurance. It also enables more reliable schedules — critical when capital costs are high.

- Alliance contracting and early contractor involvement (ECI): Shared-risk models align incentives around cost transparency and schedule discipline, reducing disputes and contingency stacking.

- Hedging and indexed contracts: Materials price hedges and escalation clauses matched to recognised indices de-risk budgets and make projects bankable again.

- Portfolio-driven procurement: Aggregating demand across multiple projects unlocks volume discounts and secures scarce trades.

- Data discipline: Cost and schedule benchmarking, variance analytics, and stage-gate governance prevent scope creep and protect contingency.

Technology and AI: productivity is the only durable antidote to cost inflation

Australia’s AI ecosystem has momentum but a commercialisation gap, according to a June 2025 analysis of the sector. The opportunity for construction is practical, not speculative: deploy AI and advanced analytics to attack waste in design and delivery.

- Preconstruction: AI-assisted design and quantity take‑offs can reduce errors and compress value-engineering cycles. Parametric tools quickly test cost/constructability trade-offs against code constraints.

- Scheduling: Machine learning forecasts identify bottlenecks and weather or supply risk earlier, enabling proactive resequencing.

- Compliance: Natural language processing tools can map evolving code and planning conditions to standard templates, cutting approval documentation time.

- Quality and safety: Computer vision on site improves defect detection and safety compliance, lowering rework and insurance costs.

Guardrails exist for responsible deployment: the Australian Government’s AI Ethics Principles provide a governance baseline, and agencies like the ATO have published frameworks distinguishing general-purpose AI from domain use — useful reference points for builders and developers standing up AI programs. The constraint is not policy; it’s execution and integration into core workflows.

Policy and workforce: necessary but insufficient levers

Policy signals are encouraging but small relative to the gap. The Northern Australia Action Plan 2024–2029 earmarks $88.8 million over three years to expand the construction workforce and support supply. Fee‑Free TAFE helps, yet capacity and productivity must both rise to bend the cost curve.

Two pragmatic regulatory moves would have outsized impact:

- Streamlined approvals with statutory time limits and digital lodgement, using common assessment templates to reduce variability across councils.

- Nationally harmonised codes for standardised medium-density typologies, enabling scale manufacturing and faster compliance checks.

Without cycle‑time certainty, the cost of capital will continue to price out mid-market projects, regardless of subsidies.

Outlook for 2026: scenarios and signals to watch

- Base case: Costs remain elevated and permissions slow; premium and BTR dominate commencements, mid-market volumes stay subdued. Rent growth persists as supply lags.

- Reform case: Targeted planning reforms and wider uptake of modular/AI tools trim 10–15% from program timelines, improving bankability for select mid-market projects.

- Downside case: A further tightening of credit or contractor insolvencies trigger widespread project deferrals.

Signals to monitor: tender coverage ratios in major metros; approval cycle times; subcontractor insolvency data; escalation clauses prevalence; and lender pre‑sales thresholds. If these indicators improve concurrently, the mid-market pipeline can re-open.

Strategic moves now

Developers: rationalise pipelines around standardised product, lock in alliance partners, and negotiate index-linked contracts. Investors and lenders: back sponsors demonstrating schedule certainty via offsite and data-led delivery, and consider BTR platforms with operational capability. Builders: invest in AI-enabled estimating/scheduling and offsite capacity. Policymakers: prioritise approval certainty over one-off subsidies.

The housing supply squeeze is, at its core, a productivity and risk problem. The firms that industrialise delivery and de-risk capital — not just wait for cheaper inputs — will be the ones still building when the market turns.

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Australia’s housing pipeline is being choked by a toxic mix of escalating input costs, regulatory drag and tighter finance. The result: mid-market projects stall while luxury builds proceed, pushing prices higher and locking more renters out. This is no longer a cyclical blip; it’s a structural productivity and cost-of-capital problem with 2026 shaping up as another constrained year. Business leaders that can compress cost, cycle time and risk will capture share — particularly in build-to-rent and premium segments.

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In 2026, property professionals who industrialise goal-setting and risk management with data and AI will capture outsized client value. The playbook is shifting from intuitive advice to measurable, technology-enabled outcomes. Australia’s broking ecosystem, AI governance settings and digital customer acquisition dynamics create a unique window for firms to scale advisory quality and margin. Here’s how to build the operating model that outperforms a volatile market.

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Key implication: The firms that convert client ambition into disciplined, data-backed plans—supported by responsible AI and rigorous risk guardrails—will lead the property advisory market in 2026. This is less about picking suburbs and more about institutionalising decision quality, portfolio resilience and client lifetime value.

Market context: a PESTLE view of 2026 property

Political and regulatory: Australia’s AI policy settings are clarifying, with the Australian Government’s 2024 consultation and interim response signalling tighter expectations for responsible deployment of general-purpose AI in service delivery. The Australian AI Ethics Principles (2019) ask organisations to “responsibly design, develop and implement” AI—an important signal for property firms intending to automate parts of advice.

Economic: Forecasts published across the sector in late 2025 point to uneven growth in 2026, with performance diverging by city and asset type. That demands scenario-based planning rather than single-point forecasts. Social: Buyer sentiment remains highly localised. Industry data suggests first home buyers and regional Australians continue to lean on brokers, with the Mortgage & Finance Association of Australia (MFAA) highlighting strong broker impact in these segments in its 2025 value report.

Technological: Australia’s AI ecosystem still skews towards adoption over invention, with a commercialisation gap identified in June 2025 analysis. For property firms, that’s an opportunity: the tools exist, but few competitors have productionised them into client-facing, measurable outcomes.

Business impact and ROI: industrialise the advisory value chain

Map your advisory flow from lead to long-term portfolio stewardship and attach metrics to every stage. A simple value-chain lens exposes where margin is won or lost:

• Acquisition: In a market where the ACCC reports Google’s share of search in Australia at nearly 94% (as at August 2024), discoverability is non-negotiable. Organic authority, structured data, and high-intent content convert more cheaply than paid-only strategies.
• Diagnosis: Formalise client objectives and constraints as OKRs (objectives and key results). This moves conversations from “wish lists” to measurable, time-bound outcomes—purchase windows, serviceability thresholds, rental yield bands, and risk tolerances.
• Design: Use risk-return frontiers to compare options (e.g., metro apartment versus regional house) against client constraints. MFAA’s 15,500-strong broker base is a reminder that rate, structure, and repricing discipline are material drivers of after-debt returns; the MFAA’s 2025 analysis noted significant repricing outcomes for clients.
• Execution and stewardship: Quarterly portfolio reviews and refinance checkpoints hard-wire discipline. Tie adviser remuneration partly to goal attainment and risk adherence, not just transaction volume.

Competitive advantage: apply AI where it compounds trust

Australia’s commercialisation gap in AI suggests a greenfield for property firms that ship real, client-facing capabilities. Prioritise use cases that amplify trust and speed:

• Scenario engines: Large language models (LLMs) paired with retrieval augmentation can translate complex lending and suburb data into client-friendly scenarios—exposing trade-offs while preserving adviser control. Guardrails ensure the model cannot commit to financial advice without human sign-off.
• Risk guardrails: Build rules aligned to the client’s risk budget (e.g., maximum LVR, DSCR thresholds, cash buffer) that block recommendations outside parameters. This aligns with the spirit of the AI Ethics Principles—fairness, reliability, and accountability.
• Process co-pilots: Automate first-draft communications, policy digests, and due diligence checklists so advisers focus on judgement calls.

The Australian Taxation Office’s engagement on AI governance (2024) underscores the expectation that agencies and, by extension, industry participants put oversight structures around general-purpose AI. Treat this as a competitive advantage: codify your governance and market it.

Technical deep dive: build the adviser cockpit

The architecture is pragmatic rather than exotic:

• Data layer: Ingest lender policy updates, comparable sales feeds, rental demand indicators, and your CRM. Start with narrow, high-signal datasets; broaden only when accuracy is proven.
• Decision layer: An optimisation module scores options against the client’s OKRs and risk budget. Think of it as a multi-criteria decision analysis engine rather than a black box.
• AI layer: Use an LLM with retrieval to surface policies and produce client-ready summaries. Implement prompt templates, content filters, and human-in-the-loop approvals.
• Governance: Maintain model cards, data lineage, and intervention logs. Align privacy, security, and contestability with the Australian AI Ethics Principles.

Success looks like faster time-to-recommendation, lower error rates in policy interpretation, and higher client comprehension scores—outcomes the board can track.

Implementation reality: a Q1–Q4 2026 roadmap

• Q1: Define client segments and OKR templates; stand up a small data mart; pilot a scenario engine with five advisers.
• Q2: Train teams; embed risk guardrails; integrate repricing workflows—reflecting MFAA findings that structured repricing materially lifts client outcomes.
• Q3: Extend to marketing: produce authoritative suburb briefs and finance explainers. With Google’s dominance in search, invest in schema markup and E-E-A-T signals to improve quality and rankings.
• Q4: Formalise AI governance; engage external legal counsel to review disclosures and guardrails. Firms like Holding Redlich emphasise tailored solutions—use specialist advice to align disclosures and consent flows with evolving guidance.

Change management matters: adopt a “train-the-trainer” model, embed weekly retros, and measure adoption via utilisation and decision-cycle time.

Go-to-market: relationships plus digital reach

Remitly’s 2025 guide emphasises the importance of strong networks and adaptable client service in real estate. Pair that with digital reach: own your niche with point-of-view content on financing structures, rentability, and risk. Convert interest into trust by publishing your governance stance and client outcome metrics (e.g., average interest savings from repricing; proportion of recommendations within agreed risk bands).

Partnerships can accelerate credibility. The MFAA ecosystem provides access to broker insights and training. On the investment side, the profile lift of managers like Westbridge Funds Management in 2026 signals investor appetite for professionalised approaches—advisers can partner on education while retaining client primacy.

Case studies and adjacent lessons

Public-sector data programmes offer transferable lessons. The Australian Institute of Health and Welfare’s case studies (2025) show how linking datasets and defining clear use-cases unlocks practical value—mirroring what property firms can achieve by unifying policy, pricing, and client data. Research on societal acceptance of wind farms highlights the importance of early community engagement and transparent benefit framing—useful for buyers weighing projects where local sentiment can sway long-term value.

Future outlook: from advice to outcomes platform

By 2027–2028, expect consolidation around firms that combine advisory talent, data assets, and defensible AI governance. The winners will move from episodic transactions to subscription-like stewardship, priced on outcomes: rate resilience, vacancy minimisation, and progress against personal wealth OKRs. Australia’s current AI commercialisation gap is a head start for early movers; those who ship now will set the benchmarks regulators and competitors follow.

The brief is clear: operationalise client goals, encode risk, and use AI to scale human judgement—then prove it with metrics. That’s the strategy that will carry property advisers and brokers through 2026 with momentum.

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• Yes

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In 2026, property professionals who industrialise goal-setting and risk management with data and AI will capture outsized client value. The playbook is shifting from intuitive advice to measurable, technology-enabled outcomes. Australia’s broking ecosystem, AI governance settings and digital customer acquisition dynamics create a unique window for firms to scale advisory quality and margin. Here’s how to build the operating model that outperforms a volatile market.

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Queensland’s Supercharged Solar for Renters program, backed by the REIQ, reframes the ‘split incentive’ that has stymied energy upgrades in rentals. With rebates of up to $3,500 per property and joint state–federal funding flagged in parliamentary proceedings, landlords now have a catalyst to install rooftop solar while renters see bill relief. The strategic stakes go beyond rebates: early movers can sharpen yields, reduce vacancy risk and reposition portfolios for an energy-cost future that rewards electrified, efficient assets. The bigger opportunity sits with those who turn solar into a service layer — bundling hardware, billing and tenant experience.

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The headline implication: Queensland’s Supercharged Solar for Renters program is less about panels on roofs and more about realigning incentives in a tight, energy‑sensitive rental market. By underwriting part of the capex for landlords (rebates up to $3,500) and aiming to cut tenants’ power bills, the scheme — welcomed by the Real Estate Institute of Queensland (REIQ), which labelled it a “win‑win” — resets economics that have historically favoured inaction. For owners, this is an opportunity to convert sustainability rhetoric into measurable asset performance; for service providers, a demand wave to productise and scale.

Market context: policy tailwinds meet rental reality

Queensland’s program arrives amid sustained focus on cost‑of‑living relief and decarbonisation. Parliamentary records from June 2024 note joint funding by the Queensland and Australian Governments, signalling alignment that typically extends program longevity and procurement certainty. Industry sentiment is constructive: the REIQ’s endorsement matters because it reduces perceived execution risk for landlords who take cues from peak bodies. Early media coverage indicates eligibility for landlords to claim up to $3,500 for new rooftop systems, with the explicit aim of reducing renters’ electricity bills.

This is also a portfolio strategy issue. Agencies have been urging owners to “future‑proof” rental properties. In parallel, Australia’s build‑to‑rent (BTR) pipeline continues to attract capital — reports have flagged around $1.5 billion in foreign investment interest — with integrated sustainability features now standard. The competitive benchmark for amenity is rising, and solar‑enabled rentals increasingly sit in the “expected” rather than “nice‑to‑have” column.

Business impact: the new yield equation for landlords

Historically, the “split incentive” (landlord pays for upgrades, tenant captures savings) has blocked uptake. A structured rebate partially closes that gap and can catalyse new revenue and risk metrics:

• Payback acceleration: Rebates directly reduce upfront capex. The remaining return drivers are local solar yield, tariff structure, feed‑in rates, and tenancy stability. While actual numbers vary by system size and tariff, the net effect is shorter payback periods and improved internal rates of return.
• Rental performance uplift: Properties with materially lower running costs can command stronger demand, supporting lower vacancy and potentially modest rent differentials over time. Even where rents are regulated, faster lease‑up and reduced churn improve effective yield.
• Arrears and risk: Lower utility outgoings support tenant affordability, a non‑trivial factor in arrears management and tenancy longevity.
• Exit liquidity: Energy‑efficient assets increasingly trade at a premium as buyers price regulatory readiness and operational resilience into valuations.

From a total cost of ownership lens, the rebate is the catalyst; the ongoing value is operational: fewer maintenance call‑outs for hot‑weather discomfort, stronger tenant satisfaction metrics, and reputational gains aligned to ESG reporting.

Competitive advantage: turn panels into a service, not a product

The winners won’t just install panels; they will orchestrate the experience:

• Property managers as integrators: Agencies can bundle “solar‑ready” management packages — standardised vendor panels, installation SLAs, tenant education, and reporting — to differentiate and grow management fees credibly tied to value.
• Energy retailers and VPPs: Retailers can partner with installers to onboard rental properties into virtual power plants (VPPs), creating demand‑response revenue streams and hedging advantages.
• Data and analytics: Australia’s AI ecosystem shows a commercialisation gap, according to 2025 assessments of the sector. That’s an opening for local software firms to build simple, compliant analytics for landlords: generation vs usage dashboards, tariff optimisation, and proactive maintenance alerts.

First movers can secure installer capacity, negotiate portfolio pricing, and lock in favourable service agreements ahead of any rush.

Implementation reality: where projects succeed or stall

Execution is where value is made or lost. Practical considerations include:

• Eligibility and compliance: Confirm property eligibility, approved installer requirements, and documentation to secure the rebate. Treat this like a grant‑funded capex project with tight milestone control.
• Metering and billing design: Ensure smart metering and clear tenant benefit pass‑through. Simple communication — “this system cuts your daytime grid draw first” — reduces disputes and builds trust.
• Strata and roof assessments: For multi‑dwelling buildings, structural load and common‑property approvals can be the gating item. Early engineering checks prevent rework.
• Procurement discipline: Standardise on Tier‑1 panels/inverters with robust warranties and local support. Portfolio buys can stabilise supply and pricing, especially if demand spikes.
• Maintenance and performance: Bake in annual inspection and cleaning to protect yield; underperformance erodes the investment case quickly.

Program design matters, but landlord process maturity determines outcomes. Treat solar like any other value‑adding capex: scope, source, install, validate, and monitor.

Technical deep dive: what matters in the spec

While this isn’t a spec sheet, a few technical levers shape returns:

• System sizing vs load profile: Match panel capacity to typical daytime usage for the property type. Over‑sizing without storage can depress realised value if excess export earns low feed‑in rates.
• Inverter selection and monitoring: Inverters are the system’s brain; choose models with reliable telemetry so owners can verify performance and troubleshoot quickly.
• Tariff alignment: Pair systems with the right retail tariff (time‑of‑use vs flat) to maximise self‑consumption value for tenants.

The through‑line: design for tenant benefit first; landlord returns follow when the tenant experience is frictionless and the system performs to spec.

Industry transformation: supply chain, capacity and consolidation

If uptake surges, supply chains will tighten. Expect:

• Installer capacity constraints: Labour bottlenecks can extend lead times; portfolio buyers should pre‑book capacity and stage roll‑outs.
• Consolidation in services: Aggregators will emerge to bundle procurement, installation, financing, and reporting for landlords with 10–500 properties.
• BTR as a proving ground: Build‑to‑rent operators can scale standardised solar across assets, pressure‑testing billing models and VPP participation before it diffuses to mum‑and‑dad investors.

Outlook: what changes next

Queensland’s initiative is a credible nudge with system‑level implications. Early signals in parliamentary records emphasise household savings; industry bodies endorse the direction; and the mechanism (rebate plus joint funding) lowers friction. Expect adjacent measures — smarter metering, electrification incentives, and potentially batteries in later phases — as governments pursue demand‑side stability. For businesses, the playbook is straightforward: move early, operationalise rigorously, and turn a policy signal into a durable operating edge.

Action plan for decision‑makers:

• Audit your rental portfolio for solar viability; prioritise north‑facing roofs with strong daytime load.
• Secure at least two portfolio‑level quotes with standardised components and performance guarantees.
• Design tenant communications and a simple benefit‑sharing policy to lock in goodwill.
• Integrate monitoring into your property management system to track performance and document ESG outcomes.
• Explore retailer partnerships for VPP participation where available to diversify returns.

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Queensland’s Supercharged Solar for Renters program, backed by the REIQ, reframes the ‘split incentive’ that has stymied energy upgrades in rentals. With rebates of up to $3,500 per property and joint state–federal funding flagged in parliamentary proceedings, landlords now have a catalyst to install rooftop solar while renters see bill relief. The strategic stakes go beyond rebates: early movers can sharpen yields, reduce vacancy risk and reposition portfolios for an energy-cost future that rewards electrified, efficient assets. The bigger opportunity sits with those who turn solar into a service layer — bundling hardware, billing and tenant experience.

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string(0) "" } [4]=> object(stdClass)#10174 (33) { ["id"]=> int(4) ["title"]=> string(9) "Video URL" ["name"]=> string(9) "video-url" ["checked_out"]=> NULL ["checked_out_time"]=> NULL ["note"]=> string(0) "" ["state"]=> int(1) ["access"]=> int(1) ["created_time"]=> string(19) "2020-06-19 05:54:21" ["created_user_id"]=> int(2351) ["ordering"]=> int(1) ["language"]=> string(1) "*" ["fieldparams"]=> object(Joomla\Registry\Registry)#9803 (3) { ["data":protected]=> object(stdClass)#9801 (2) { ["filter"]=> string(0) "" ["maxlength"]=> string(0) "" } ["initialized":protected]=> bool(true) ["separator":protected]=> string(1) "." } ["params"]=> object(Joomla\Registry\Registry)#9802 (3) { ["data":protected]=> object(stdClass)#9830 (10) { ["hint"]=> string(0) "" ["class"]=> string(0) "" ["label_class"]=> string(0) "" ["show_on"]=> string(1) "2" ["render_class"]=> string(0) "" ["showlabel"]=> string(1) "1" ["label_render_class"]=> string(0) "" ["display"]=> string(1) "2" ["layout"]=> string(0) "" 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"Public" ["author_name"]=> string(18) "Jeremiah Sebastian" ["group_title"]=> string(22) "Summary points + video" ["group_access"]=> int(1) ["group_state"]=> int(1) ["group_note"]=> string(0) "" ["value"]=> string(0) "" ["rawvalue"]=> string(0) "" } [2]=> object(stdClass)#10182 (33) { ["id"]=> int(2) ["title"]=> string(14) "Embedded Video" ["name"]=> string(14) "embedded-video" ["checked_out"]=> NULL ["checked_out_time"]=> NULL ["note"]=> string(0) "" ["state"]=> int(1) ["access"]=> int(1) ["created_time"]=> string(19) "2020-06-20 01:43:32" ["created_user_id"]=> int(2351) ["ordering"]=> int(5) ["language"]=> string(1) "*" ["fieldparams"]=> object(Joomla\Registry\Registry)#9842 (3) { ["data":protected]=> object(stdClass)#9847 (4) { ["buttons"]=> string(0) "" ["width"]=> string(0) "" ["height"]=> string(0) "" ["filter"]=> string(0) "" } ["initialized":protected]=> bool(true) ["separator":protected]=> string(1) "." } ["params"]=> object(Joomla\Registry\Registry)#9844 (3) { ["data":protected]=> object(stdClass)#9849 (10) { ["hint"]=> string(29) "Paste your embedded code here" ["class"]=> string(0) "" ["label_class"]=> string(0) "" ["show_on"]=> string(1) "2" ["render_class"]=> string(0) "" ["showlabel"]=> string(1) "1" ["label_render_class"]=> string(0) "" ["display"]=> string(1) "2" ["layout"]=> string(0) "" ["display_readonly"]=> string(1) "2" } ["initialized":protected]=> bool(true) ["separator":protected]=> string(1) "." } ["type"]=> string(6) "editor" ["default_value"]=> string(0) "" ["context"]=> string(19) "com_content.article" ["group_id"]=> int(2) ["label"]=> string(14) "Embedded Video" ["description"]=> string(0) "" ["required"]=> int(0) ["only_use_in_subform"]=> int(0) ["language_title"]=> NULL ["language_image"]=> NULL ["editor"]=> NULL ["access_level"]=> string(6) "Public" ["author_name"]=> string(18) "Jeremiah Sebastian" ["group_title"]=> string(22) "Summary points + video" ["group_access"]=> int(1) ["group_state"]=> int(1) ["group_note"]=> string(0) "" ["value"]=> string(0) "" ["rawvalue"]=> string(0) "" } } ["link"]=> string(115) "/invest-money/property/solar-for-renters-isnt-just-social-policy-its-a-new-operating-model-for-residential-property" ["image"]=> string(118) "https://res.cloudinary.com/momentum-media-group-pty-ltd/image/upload/v1767988070/pexels-kindelmedia-9875414_mvmrjl.jpg" ["image_alt"]=> string(102) "Solar for renters isn’t just social policy — it’s a new operating model for residential property" } }