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Exciting times in the real estate market are upon us.
Buyers have entered the market with more confidence, agents are reporting record months, auction clearance rates have increased and talk of real estate is back on the agenda for many.
The biggest shift we are witnessing at the moment is an increase in the volume of buyers inspecting properties and the number of registered bidders.
In February this year we averaged 3.2 buyers registering for each auction and one property (16 Coventry Road, Strathfield) received an astonishing 14 people registering to buy the home.
But buyers are still cautious. They are still looking for value and are not getting carried away with unrealistic seller expectations.
So where do we see all this going? Easter is only weeks away and the run into the Easter period will provide a huge volume of auction activity.
We see this activity continuing to build momentum throughout Autumn and the winter months.
The biggest challenge right now is bringing sellers to the market and getting them to list their home.
It is a great time to be selling with less competition from other properties. Houses up to $1.5 million are still the most in demand.
Auctions are increasing in popularity as a method of sale with vendors recognising the clear advantage of creating a competitive environment and the potential for achieving a premium price.
Damien Cooley is the founder of <a rel="nofollow" target="_blank" title="Cooley Auctions" href="https://www.cooleyauctions.com.au/">Cooley Auctions</a>.
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Buyers are entering the market with more confidence: Damien Cooley

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I don’t know about the rest of the industry, but here at Cooley Auctions we are pretty pleased that April is behind us. The data to come out of April shows that low volume and a genuine lack of quality properties on the market can have a direct impact on prices, clearance rates and buyer activity. We expected a lot more property to begin coming onto the market after the Easter break, but it seems school holidays and the Anzac Day public holiday has all but written off April as a month that many would like to forget.
The big positive to take out of the last couple of days is the Reserve Bank of Australia’s decision to lower the cash rate by 50 basis points to 3.75%, effective May 2, 2012. It’s no secret that economic conditions have been weaker than expected and the recent inflation figures released show that it has moderated. While we don’t feel that the RBA’s decision will spur on an immediate market recovery, it is a move in the right direction for borrowers and agents alike. The message for buyers right now is buy immediately because when the market bounces back it will bounce back at a pace that will be difficult to keep up with. Vacancy rates remain strong and interest rates are low. It is an exceptional time to be buying.
Too often we can get caught up in “the market”. The market is what it is and we shouldn’t make excuses based on a slower market. Hunger is the key ingredient in the success of any agent, and hard work, making calls and being proactive should drive your business. Be inspired by the people you look up to. Model the agents who are succeeding and leave the negativity for someone else. The work you are doing today will have a direct reflection on your results this winter and spring.
<ul>
<li>Even Channel 7 News couldn’t resist coming along to this one bedroom apartment in the heart of the Sydney CBD at 282/569-581 George Street Sydney. It sold at auction for $408,000 through Alan Cheung, LJH Chinatown. Auctioneer: Paul Millett</li>
<li>This five-bedroom home held in the same family for over 130 years at 20 Tantallon Avenue, Arncliffe attracted terrific interest and seven registered bidders when it sold well above reserve for $980,000 through George Kambouroglou, Raine &amp; Horne Rockdale. Auctioneer: Andrew Cooley</li>
<li>In front of a huge crowd and Channel 9 News this immaculately presented federation home set on approximately 556 square metres of land at 50 Monash Road, Gladesville, sold at auction for $96,000 above reserve when it sold for $1,076,000 through Matthew Shepherd &amp; Nick Bedford, Belle Property Beecroft. Auctioneer: Nick Cleary </li>
</ul>
Ideally located across the road from Nagle Park and just a short level walk to Pacific Square, this well-presented two-bedroom home at 97 Hannan Street, Maroubra, sold at auction for $810,000 through Cameron Airlie, Ray White Maroubra/South Coogee. Auctioneer: Ricky Briggs
Commercial sector
<ul>
<li>A medical centre moments from Liverpool CBD, hospital and train station with a current net income of approximately $75,700 per annum at 8 Speed Street, Liverpool sold at auction for $860,000 through Miron Solomons, City Commerical Property. Auctioneer: Damien Cooley\</li>
<li>A cracking result was achieved for this funky warehouse at 12 Clevedon Street, Botany. It sold at auction for $1,186,000 through Keegan Ridings &amp; Sam Brewer, Jones Lang LaSalle. Auctioneer: Damien Cooley</li>
<li>A ground-floor shop leased to Pizza Hut and three-bedroom apartment freshly renovated at 232 Marrickville Road, Marrickville, sold in the Cooley Auction Centre Inner West for $1,080,000 through Colin Tseris, R T Golby (Realty).Auctioneer: Ricky Briggs</li>
<li>A prized blue-ribbon estate set over 2.5 acres (1.01 hectares) at 3 Pembury Close Denham Court sold at auction for $1.75 million through Fab Dalfonso, Colliers International. Auctioneer: Bram Page</li>
</ul>
 
Damien Cooley is the founder of <a href="https://www.cooleyauctions.com.au/" title="Cooley Auctions" target="_blank">Cooley Auctions</a>
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A slower property market inspires a proactive response: Damien Cooley

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With only eight weeks left in 2011 it is imperative to begin planning for the new year because those who are thinking of selling in February/March 2012 are thinking about it now. Many of our top-performing agents have set a goal to book in a minimum of five auctions for February before they go on holidays in December. This is an excellent attitude that will set them up for a terrific start to 2012 with great exposure in the marketplace.
The past few weeks have been a big test for the Sydney residential real estate market, which has held up relatively well. Given Cooley Auctions’ reach in the market place and our diversified client base we get to experience firsthand any confidence shifts in bidding and selling activity. We believe the shift is tightening to what we have already seen. One-off results and out-of-line sales do not determine a moving market. Days on market and clearance rates are a key indicator of market confidence, and we need to build confidence in the Sydney market. Our first interest rate cut since Melbourne Cup Day 2010 is good news for the industry. For the first time this year our clearance rate dropped below 50% for the month and the past three weeks have seen an on-site auction clearance below 50%. We are also seeing properties taking longer to sell and therefore days on market increasing.
So the question we need to ask a seller is how we differentiate their home from others on the market? Professional marketing and the urgency of an auction provides more reach in a marketplace and reduces days on market. Don’t be hard on yourself, be hard on the market. Properties are on the market to be sold. Trust is a key factor in a seller’s decision to accept an agent’s advice and trust is a key factor in the buyer’s decision to bid or sign a contract. So the real question is: do your clients trust you?
Market highlights
Residential sector
<ul>
<li>A two-bedroom semi with potential to extend and renovate (STCA) at 33 Noble Street, Five Dock sold for $890,000 through Shane Howley, Ray White Five Dock. Auctioneer: Charlie Powell </li>
<li>An original single level-home on a sundrenched 570 square metres approximately at 26 Eyre Street, Chifley sold for $900,000 through Cameron Airlie, Ray White Maroubra, South Coogee. Auctioneer: Ricky Briggs</li>
<li>A single-level home set on a generous 790-square-metre block with deck and landscaped pool at 14 Saunders Bay Road, Caringbah South, sold for $930,000 through Vanessa Gilbert and Chris Murray, Greg Gilbert Real Estate. Auctioneer: Andrew Cooley</li>
<li>An ultra-chic sun drenched north facing penthouse at 56/1 Murray Street, Pyrmont sold for $2,105,000 through James Crow, Morton &amp; Morton Real Estate. Auctioneer: Damien Cooley </li>
</ul>
Damien Cooley is the founder of <a target="_blank" title="Cooley Auctions" href="https://www.cooleyauctions.com.au/">Cooley Auctions</a>
 
 
 
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You must plan now if you want to sell in early 2012

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As we look back on 2011, Property Observer is republishing some of our most noteworthy stories of the year.
Renovating for capital growth in today’s market is extremely tough, to say the least. The vast majority of homes that come onto the market and sell are homes that are being bought to live in. There is an emotional connection between the home and the buyer. In many instances people pay more for unrennovated homes than they do for renovated homes. Many feel they can “do a better job” or “renovate the home to a different taste” or “renovate exactly how they would like the home to present”.
There are other buyers who are time-poor and don’t have the ability to renovate. These buyers will pay a premium for well-finished homes and generally family homes that are to be held for many years.
Poor-quality renovations are punished in this sector with a lack of interest at auctions.
It’s my view that the majority of profit that is made out of a home being renovated and sold is in the buy. Those who buy well will do well. So is it the renovation that makes the money or is it the purchase that makes the money? In my view it’s the purchase. If you pay too much on the way in, it doesn’t matter how good the renovation is, it will be difficult to make money.
Where we do see opportunities in the Sydney market is in buying good apartment buildings. This can be in areas close to Sydney CBD or the likes of Parramatta and surrounds. Personally I think the inner west of Sydney is showing excellent apartment block opportunities, and bought at the right price an investment such as this that has the ability to be improved aesthetically and increase rental growth. We are seeing more investors stepping into the market for this type of asset.
TV shows such as The Block and The Renovators make for great TV. Most Australians can relate to shows such as these because everyone has the spark of renovating in them and real estate plays such an integral role within our lives. What we need to remember though is that renovating is difficult and people expect quality. When a TV show has contestants renovating homes that cut corners or that are not done by professionals and it’s shown on national TV, there are a series of doubts put in any potential buyers’ heads. These renovations are along running to a time restriction. Again this makes for great TV, but does it make for a great result? I don’t believe it does in every case.
Remember that this is not the sole importance for the show. The TV show relies on advertising and ratings. The sale comes in down the list of importance. It’s obviously necessary to “complete the sale”, and the theatre and drama of an auction can make for good TV.
If the Sydney clearance rate is 55% then it’s an excellent result for The Renovators program to sell six out of six, or a 100% clearance. Channel Ten did not want to own six investment properties all throughout Sydney. We had a committed seller. What we saw on The Block 2011 were some good buys. Many felt that the reserve prices were too high. I disagree. The properties that were bought on the night proved to be bought well appose to those that were bought in the days post-auction.
Damien Cooley is the founder of <a href="https://www.cooleyauctions.com.au/" title="Cooley Auctions" target="_blank">Cooley Auctions</a>, whose firm auctioned the properties on The Renovators.
For expert commentary and analysis on lessons to be learnt from property reality TV, <a href="https://register.propertyobserver.com.au/lights-camera-auction/" target="_blank">download our e-book Lights, Camera, Auction!</a>
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Renovating not always a road to riches: Renovators auctioneer

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Auction bookings are suggesting the volume of properties to traditionally hit the market in September to be auctioned in October are not as strong as we would expect.

Importantly, though, numbers are increasing and will continue to increase sharply over the next few weeks.

In 2010, the weekend following the October long weekend was Cooley Auctions’ first spring super Saturday with 67 auctions booked that day. This year for that same weekend we have 36 bookings to date, although there are still a few days left to book for that same weekend

It seems either the stock is coming later in 2011 or it’s not coming at all. What we’re experiencing now is a steady market where properties trade, great agents shine and agents that overprice properties at the time of listing give themselves an almighty task of selling any time soon. 

The motivation of a seller is critical in deciding what stock to take on.

A client of ours said to me last week that the listing presentation is as much about them interviewing the client as the client interviewing them so they can decide if it’s a fit for both parties.

The mid-to-upper end of our market has been the most affected recently.

Buyers are extremely picky on what properties they make offers on and values, in our experience, are dropping to a minimum of 10% to 15% and in some cases 20% of their previous sale price.

Damien Cooley is the founder of <a href="https://www.cooleyauctions.com.au/" title="Cooley Auctions" target="_blank">Cooley Auctions.</a>
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Spring housing stock will either come to market late or not at all

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One of the biggest misconceptions about auction is that many agents think that if they auction a property buyers will compete and the property will sell above expectations. One of the great benefits of auction is that you give yourself the opportunity to create a competitive environment, but if you haven’t done the work leading up to the auction then no method of sale will save you.
You need to understand that auction is simply a method of sale. We use auction to reduce the number of days on market, create a competitive environment and gain maximum exposure for the property with a condensed marketing strategy. Essentially this means that by creating urgency around the sale and reducing the days on market we can sell more real estate.
Days on the market here are key. The longer a property sits on the market the more chance it has at selling at a reduced rate.
Valuing real estate can be quite difficult. It is difficult for an agent, but even harder for a vendor/seller. This is particularly the case in a changing market, like what we are in now. Auction removes price as a barrier and invites purchasers to make offers on auction day and the seller can either accept that offer or reject that offer.
Every seller thinks their home is generally worth more than what it really is, myself included. Because we build up an emotional attachment, we feel “it has to be worth ….”. The reality of any real estate transaction is that a property is worth what someone will pay. The role of the agent is one to market a property in such a way that will get buyers to the front door, it is the seller’s role to present the property in such a way that an emotional connection can be built between a purchaser and a property, and auction brings this to a close in a shorter period of time than any other method of sale.
One of the great fears a seller has is “what if it doesn’t sell?”. Simple, we move to the next stage of the selling process with either a price guide or for sale at a price. We now will have a much better gauge on what that price should be if we get to this point.
An owner who doesn’t want to pay for a marketing campaign in the majority of cases is not a motivated seller and one who will come on the market at an inflated fixed price.
It is essential that you choose the right auctioneer to represent your business and your sale. The auctioneer is your brand. The auctioneer represents your interests. The difference between a good auctioneer and a great auctioneer can be a good price or a great price.
This is the data we have put together for the first six months of the year. It is put together from 1,825 residential auctions that we have done from January 1 to June 30, 2011. The figures show us accurately when properties sell post auction.
 Damien Cooley is the founder of <a target="_blank" title="Cooley Auctions" href="https://www.cooleyauctions.com.au/">Cooley Auctions.</a>
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An auction won't save a badly marketed property

South East Queensland developer&nbsp;<a href="https://www.apartments.com.au/developers/gardner-vaughan-group">Gardner Vaughan Group</a>’s entry into the Gold Coast apartment market has progressed from pipeline to market, with its Chevron Island project Bronze on Chevron now formally available to purchase ahead of a planned 2029 completion.

The 119-apartment development on Mawarra Street marks the Brisbane-headquartered builder-developer’s first residential play in the Gold Coast, following its expansion south from Brisbane and the Sunshine Coast.

<a href="https://www.apartments.com.au/new-apartments/bronze-on-chevron-8-mawarra-street-surfers-paradise-qld-4217">Bronze on Chevron</a> comprises a mix of two-, three- and four-bedroom residences, with pricing starting from just over $1.5 million. The project is being delivered under Gardner Vaughan’s fully integrated model, with the group acting as both developer and builder, a structure it has consistently applied across its South East Queensland portfolio.

[smartcode_project:default project_id=107520 project_image_fid=367182]

Architecture has been designed by <a href="https://www.apartments.com.au/architects/cottee-parker-architects">Cottee Parker</a>, with landscape architecture by <a href="https://www.apartments.com.au/landscape-architect/jeremy-ferrier-landscape-design">Jeremy Ferrier</a>. The building presents as a single-tower scheme, with a focus on maximising outlook across both the Surfers Paradise skyline and the Nerang River.

Apartments have been planned with open-plan living zones extending to generous balconies, a response to the site’s dual-aspect positioning between river and ocean. Interiors follow a restrained coastal palette, with two colour schemes offered, and an emphasis on natural light and cross-ventilation.

[smartcode_project:default project_id=107520 project_image_fid=367181]

Resident amenity is concentrated across more than 1,250 sqm and includes a resort-style pool, gym, yoga lawn and rooftop entertaining areas. A function space with catering facilities forms part of the upper-level offering, alongside north- and south-facing outdoor areas.

Ground level will incorporate two retail tenancies, intended to extend the existing village character of the surrounding streets.

&nbsp;

[smartcode_project:default project_id=107520 project_image_fid=367200]

The project sits within walking distance of Thomas Drive’s established dining strip, while maintaining proximity to <a href="https://www.apartments.com.au/developments/surfers-paradise-qld-4217">Surfers Paradise</a> beach and broader Gold Coast amenity. The location, positioned on Chevron Island between the river and coastline, has increasingly attracted mid- to high-density development in recent years as the precinct evolves beyond its low-rise origins.

Gardner Vaughan’s move into the Gold Coast was first signalled in 2025, with the group identifying the region as a natural extension of its operations. Chief Executive Officer Simon Betteridge described the expansion as both “strategic and natural”, citing demand for well-designed apartments in lifestyle-driven markets.

Construction is expected to complete in early 2029.

[smartcode_project_cta:default project_id=107520]

Joel Robinson

Gardner Vaughan brings Bronze on Chevron to market as Gold Coast debut

One of the penthouses at Lily Lane, the latest stage of Carrington Place by Ellipse Property, has set a new local apartment price record.

The four-bedroom residence, purchased by a local downsizer, sold for $5.75 million—around 75 per cent higher than the previous record of $3.3 million.

Over 40 per cent of the first release of apartments at&nbsp;<a href="https://www.apartments.com.au/new-apartments/lily-lane-at-carrington-place-castle-hill-32-carrington-road-castle-hill-nsw-2154">Lily Lane</a> have already been snapped up just six weeks since it launched to the market.

&nbsp;

Located at 32 Carrington Road, <a href="https://www.apartments.com.au/developments/castle-hill-nsw-2154">Castle Hill</a> and designed by award-winning architects <a href="https://www.apartments.com.au/architects/ptw">PTW</a>, Lily Lane is directly opposite the Hills Showground Metro station. It offers a total 213 units over two 12-storey towers - a mix of 67 one-bedroom, 100 two-bedroom and 46 three-bedroom apartments - with a ground-floor retail offering.

[smartcode_project:default project_id=151821 project_image_fid=368352]

Blake Schulze, National Director – Residential at <a href="https://www.apartments.com.au/project-marketer/colliers">Colliers</a>, says around 44 per cent of buyers are&nbsp;owner occupiers, with 35 per cent being investors and 21 per cent first homebuyers.

“Developments of this calibre are very rare in the Hills District, and Lily Lane’s sales success demonstrates the depth of demand for over-sized apartments that genuinely compete with freestanding homes," Schulze says.

"We are seeing particular demand from downsizers who want to remain in the area but transition into spacious, high-quality apartment living."

On the penthouse sale, it says it shows buyers&nbsp;are prepared to pay a premium for scale, quality, and direct access to the Metro.

[smartcode_project:default project_id=151821 project_image_fid=368351]

One-bedroom apartments are sized from 50-72 sqm with prices starting at $745,000, while two-bedrooms are priced from $990,000 with sizes from 75 to 132 square metres. Three-bedroom floorplans are sized between 97 and 182 sqm,, with prices starting at $1,395,000.&nbsp;

The three remaining penthouses, spanning up to 262 sqm, are priced from $2.9 million.

Over 75 per cent of apartments include dedicated studies, multipurpose rooms or family rooms, with select layouts offering walk-in pantries and laundries. Apartments are appointed with premium Miele appliances including ovens, washing machines, dryers, gas cooktops and dishwashers, while larger residences also incorporate integrated Miele microwaves, Fisher &amp; Paykel integrated refrigerators and five-burner Miele cooktops.

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Lily Lane will be constructed by award-winning iCIRT-rated builder <a href="https://www.apartments.com.au/builders/decode">Decode Group</a>, with construction to commence in mid-2026 and expected to complete early 2029.

Carrington Place comprises more than 800 apartments and is being delivered across multiple stages, with completion expected in 2032. Integrated with neighbouring bushland, the project will feature over 20,000 sq, of outdoor recreational area, including a one-kilometre boardwalk to Fred Caterson Reserve.&nbsp;

The Hills Showground Metro Station is just a two-minute walk away, offering fast connectivity to Sydney’s CBD, North Sydney, Chatswood, Macquarie Park and Norwest Business Park.

[smartcode_project_cta:default project_id=151821]

Ellipse sets Castle Hill apartment record with $5.75 million Lily Lane penthouse sale

Fresh off completing its Delano Crows Nest development, Lindsay Bennelong has lodged plans for its next project, this time turning its attention back to the beach.

The developer, started 20 years ago by Clarendon Homes founder Peter Campbell, is proposing a 37-apartment scheme at <a href="https://www.apartments.com.au/new-apartments/17-25-ashburner-street-manly-nsw-2095">17-25 Ashburner Street</a>, Manly, positioned between the southern end of <a href="https://www.apartments.com.au/developments/manly-nsw-2095">Manly</a> Beach and East Manly Cove.

Lindsay Bennelong called on local architecture firm Platform Architects to design the new building, given their success at Finn, Lindsay Bennelong's current luxury apartment project on North Steyne.&nbsp;

According to the Design Verification Statement by Bridie Gough of Platform Architects, the proposal “relates to the current context but also the desired future character of taller buildings suitable to the new planning controls.”

The site has been identified as a Low to Mid-Rise Housing (LMR) location, given its position within 400 metres of the Manly Town Centre E1 Business Zone. The LMR controls are intended to unlock additional housing supply in well-located areas close to public transport, allowing developers to seek increased height limits to support greater density.

“The proposal seeks to provide this increased level of housing whilst being respectful of some of the smaller scale buildings also nearby,” the statement reads.

Lindsay Bennelong Development Director Leigh Manser said the project has been carefully aligned with the intent of the LMR controls. The proposal will significantly increase housing yield on the site, replacing four houses and 10 apartments, comprising 25 bedrooms, with 37 new apartments delivering a total of 94 bedrooms, whilst remaining compliant with the LMR controls.

“Sydney is in a severe undersupply, and delivering more dwellings and more bedrooms than what currently exists is exactly what the LMR policy is designed to activate,” Manser said, noting that nine of the apartments will be allocated as affordable housing for frontline workers.

“We have already commenced discussions with our community housing provider to determine the rental levels that frontline workers can realistically afford in this location,” he said. “These will need to sit well below the standard affordable housing benchmark of 20 per cent below market rent, and that has been factored into our feasibility and pricing.”

<img alt="Manly" data-entity-type="file" data-entity-uuid="ad03000f-19f9-48b4-b27d-e85ca800a1da" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-04-30%20at%208.41.59%E2%80%AFAM.png?VersionId=a.txHwCZgbCInlQ6QXbIrI.umvW1T.r8" />

The design of the building incorporates a wave-like indentation running through the façade, referencing the nearby coastline and anchoring the building within its local context.

The&nbsp;Design Verification Statement says careful consideration has been given to the articulation of the building, ensuring the bulk is broken down to a more human scale through a defined four-storey podium."

The scheme includes a mix of one-, two- and three-bedroom apartments, as well as a full-time building manager's office and wellness facilities including a sauna and a gym.

“The design ensures a high level of amenity, with apartments offering generous private open space, many with expansive views, and all with comfortable proportions."

<img alt="Bennelong" data-entity-type="file" data-entity-uuid="6a7f2812-72a1-4959-84b0-997e8cd88aed" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-04-30%20at%2010.15.50%E2%80%AFAM.png?VersionId=6iMxU3MkXmHVHAoNhYBjnqgka8CUZNbk" />

<a href="https://www.apartments.com.au/developers/lindsay-bennelong-developments">Lindsay Bennelong</a>&nbsp;is currently developing Finn Manly, just four full-floor luxury apartments on North Steyne. They recently welcomed residents to its 81-unit Delano Crows Nest development, a&nbsp;carefully scaled infill project designed to bridge&nbsp;<a href="https://www.apartments.com.au/developments/crows-nest-nsw-2065">Crows Nest</a>’s lively village centre with its surrounding heritage streets.

Designed by&nbsp;<a href="https://www.apartments.com.au/architects/ajc-architects">AJC Architects</a>,&nbsp;<a href="https://www.apartments.com.au/new-apartments/delano-crows-nest-27-57-falcon-street-crows-nest-nsw-2065">Delano</a>&nbsp;is arranged across three low-rise buildings, incorporating a mix of one, two, and three-bedroom apartments alongside a limited number of townhomes addressing Hayberry Lane. The architectural approach drew on the area’s Art Deco lineage, reinterpreted through contemporary detailing and framed by landscaped communal gardens.

The developer also has a development site in Maroubra.

First look: Lindsay Bennelong's new Manly apartment development revealed

Fifty-nine residences across 37 levels. No more than two per floor. With 80 per cent now sold, what remains at <a href="https://www.apartments.com.au/new-apartments/madeline-by-mosaic-broadbeach-22-mary-avenue-broadbeach-qld-4218">Madeline by Mosaic</a> is a short list.

Madeline was always conceived at a scale that sits outside the normal register of Gold Coast apartment living. The residences are half- and full-floor configurations, with the largest spanning more than 400 sqm, dimensions that place them closer to the penthouse end of the market regardless of where they sit in the building.

That scale is the organising principle of everything else: how the floorplans are laid out, how the materials read, how the connection between inside and outside works.

[smartcode_project:default project_id=150135 project_image_fid=355941]

The interiors were developed in collaboration with <a href="https://www.apartments.com.au/architects/fraser-partners-0">Fraser &amp; Partners</a>, the architecture practice&nbsp;<a href="https://www.apartments.com.au/developers/mosaic-property-group">Mosaic</a> brought in as design partner for the first time on this project. The palette runs to natural stone, textured timbers, and soft metallics, materials chosen as much for their tactile quality as their appearance.

Light cleverly shifts across surfaces through the day, and the design is explicit about wanting that to be noticed. Full-height glazing runs across the primary living areas, and where the building faces east toward the ocean, those walls of glass are doing real work: framing a view corridor that the site's position directly opposite Broadbeach State School's playing fields keeps permanently open.

That outlook is the site's most consequential asset. In a suburb where new towers continue to rise, a protected view line is genuinely rare, and the Mary Avenue address secures it. Residents at Madeline will look out over open parkland rather than the rear of another building, a distinction that becomes more meaningful with each new development approved nearby.

[smartcode_project:default project_id=150135 project_image_fid=355939]

The private outdoor spaces are sized to match the residences themselves. Terraces on the upper levels frame uninterrupted ocean panoramas, and the planning ensures that living areas extend into those outdoor zones rather than treating them as separate attachments. The flow between the two is part of the design intent, not an afterthought.

Inside, the finish specification reflects the same approach. Rich stone benchtops, warm timber joinery, bespoke hardware, each element specified to hold up over time rather than read as a moment in a particular trend cycle.

[smartcode_project:default project_id=150135 project_image_fid=3409]

Beyond the residences, the amenity offering extends that register. A lap pool and sun deck anchor the outdoor space, alongside a magnesium pool, cold plunge, steam room, and sauna.

A commercial-grade gymnasium, residents' lounge, library, and boardroom round out a programme that functions more like a private members club than a standard building amenity floor.

Construction has commenced under Mosaic's in-house building arm, with completion scheduled for late 2028.

[smartcode_project_cta:default project_id=150135]

Madeline by Mosaic delivers penthouse-level living across every apartment

Developer Fortezza Group is the latest to take its new apartment development, <a href="https://www.apartments.com.au/new-apartments/the-belvedere-5-7-church-street-nelson-bay-nsw-2315">The Belvedere in Nelson Bay</a>, to the NSW Government.

Fortezza, predominantly a South East Queensland developer, is the latest to apply for State Significant Development&nbsp; status through the NSW Government's Housing Delivery Authority, a pathway becoming favoured by developers to speed up the approval process.

They are planning 57 two- and three-bedroom apartments across 5-7 Church Street and 42 Donald Street, near d'Albora Nelson Bay Marina. The diverse apartment mix has sizes from just over 80 sqm to the largest three-bedroom penthouses that reach nearly 200 sqm.

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Fortezza calls the project a "piece of Istria in Nelson Bay,"&nbsp;referring to the largest peninsula in the Adriatic Sea, shared by Croatia (90%), Slovenia, and Italy, which is known for its Roman history, Venetian-style coastal towns and inland hilltop villages.

They say the The Belvedere is strategically positioned at the apex of Nelson Bay, offering unrivalled views of the ocean, the bay and captivating topography of the area.

"Our commitment to maintaining the integrity of every view and sight line has been relentless," Fortezza Group says.

"Through extensive modelling and analysis, we ensure that each apartment enjoys the natural beauty of Nelson Bay, regardless of future developments. Each design element is carefully curated to harmonise with our European heritage, drawing profound inspiration from the Roman architectural marvels in Istria. The arches, the cascades of greenery and the stonework that define our project pay homage to the structures that once exemplified Roman grandeur."

Residents will have access to a pool, communal green spaces, an office and a coffee shop.

Damien Cooley

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