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GUEST OBSERVER
In a market where high numbers of stock exist upgraders will often opt to place an offer subject to the successful sale of their existing property, however this process needs to be considered carefully to avoid wasted time and disappointment.
Invariably, when a subject sale is negotiated, the sellers will include a clause allowing them to continue marketing their property to other buyers with a proviso that the subject buyers be given a period of time to go unconditional (usually 48 hours) after which the new offer is accepted.
To avoid this situation upgraders should consider getting their existing property sold or at least under offer prior to placing an offer on another home and perhaps ask for a longer settlement period to enable everything to come together.
The other problem with making subject to sale offers is that they don’t excite a seller as much as being presented with a cash or a subject to finance offer because the latter comes with a predictable settlement date and hence there is more scope for negotiation. 
If an upgrader does decide to place a subject to sale offer then they should also try to negotiate a period whereby the property cannot be sold from under them if or when another buyer comes onto the scene.
Geoff Baldwin is chairman of the  Certified Practicing Real Estate Agents and can be contacted <a href="https://www.CPREA.com.au" target="_blank">here</a>. 
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Tread warily with ‘subject to’ offers: Geoff Baldwin

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There is no argument that the market has slowed since Christmas however this can be wonderful news for people looking to sell their current property to upgrade to a bigger and better home.
Right now there are approximately 14,000 properties on the market which is around 40% more than this time last year so upgraders do have a larger selection to choose from however many a worried that they won’t achieve a good price for their current property.
The brutal truth is that an upgrader may need to accept less on their current property but there is little doubt they will enjoy a parallel discount on the one they buy and this is when the sums really add up in their favour.
In an example where 12 months ago, a person was selling a $500,000 property to upgrade to one worth $800,000, the gap was $300,000. Today, in the slower market, although they may have to take $480,000 for their existing home they are now more likely to buy that $800,000 home for $760,000 reducing the gap to $280,000 and saving them $20,000.
It’s also very relevant that when the market slows the dearer properties are hit hardest while the cheaper homes, up to around $600,000 continue to sell readily as that is where the buyers are most prevalent.
The secret is to not look at selling and buying in isolation but to instead consider the whole changeover package and by doing so it can often be found that selling to upgrade in a slower market is an advantage rather than a disadvantage.
Geoff Baldwin is managing director of <a href="https://www.remaxwa.com.au/" target="_blank">RE/MAX Western Australia</a>.
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Slower Perth market creates opportunity for upgraders: Geoff Baldwin

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Demand for suburban blocks that are zoned for development has risen significantly and owners of these sites should choose their marketing method very carefully or risk underselling.
We are repeatedly seeing owners of potential development blocks being approached directly  by builders and developers with offers to buy their properties. However, in many cases the prices being offered are substantially lower than what they would receive with a professional and targeted marketing campaign.
Often these properties are owned by elderly people who have lived in them for decades and hence they have little concept of the true value so when they are approached with what looks like being a trouble free sale they are trapped into selling cheaply.
Owners of properties in any area that is popular with developers should seek indications of their likely sale price through local agents who have a proven record of achieving good prices for sellers and who have a thorough understanding of how to pitch the property to ensure maximum exposure.
These sites are now in high demand and although developers won’t overpay, it is important that an agent knows how to create competition and hopefully attract multiple offers to ensure the best result is achieved for the seller.
 
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 Geoff Baldwin is managing director at <a target="_blank" href="https://www.remaxwa.com.au/" rel="nofollow">RE/MAX WA</a>.
 
 
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Demand for development zone housing is creating a risk of underselling for the unwary: Geoff Baldwin

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Perth should batten down for the perfect storm in our real estate market to correspond with the beginning of spring.
Strong rental returns and demand, record low interest rates, competitive prices, positive and neutrally geared opportunities and increasing stock levels all point to a window of opportunity for prudent investors.
Going back three or four years it was almost impossible to find a property where the rent would cover the mortgage however these positive and neutrally geared opportunities exist in many areas of Perth and also in some regional areas such as Mandurah and Bunbury.
Spring is predicted to be the start of a significant increase in activity that will bring upward pressure onto prices and a significant return to the market by investors so now is the time to act to take advantage of this window as it will not remain open for a long period.
Most people who have owned their own home for a few years will have enough equity to purchase an investment property without having to put in any cash themselves plus, working with an experienced agent they should be able to identify and purchase an investment property that will cover most if not all its own costs.
<hr>
Geoff Baldwin is managing director at <a target="_blank" href="https://www.remaxwa.com.au/" rel="nofollow">RE/MAX WA</a>.
 
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A perfect spring storm is brewing for Perth's real estate market: Geoff Baldwin

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After a period where the number of property listings being offered for sale has been at its lowest level for decades, the past month has seen some strong signs of stock levels increasing for the first time in two years.
Since early 2011 when there were around 19,000 properties for sale we have seen this number drop to only around 7,000. However in July, the number of properties being listed throughout our group increased by around 30% compared to recent monthly averages.
This sudden increase in listings coming onto the market has not been at the cost of sale numbers which have remained fairly strong throughout winter, so it can only be put down to record low interest rates and people seeing a brighter light at the end of the election tunnel.
Seller confidence has been at an all time low through the longer than normal election lead up and this coupled with constant talk of the mining sector softening and a general hesitance about debt, have all combined to convince prospective sellers to wait and see.
The general consensus is that activity will increase markedly after the election next month and, with the normal spring bounce, it seems that sellers are recognising that now may be their best time to sell and to get into their next property before the price gap begins to widen.
Although we are seeing more stock coming onto the market we believe this increase will be absorbed by a lift in buyer activity between now and Christmas and that there will be upward pressure on prices.
 
<hr>
Geoff Baldwin is managing director at <a target="_blank" href="https://www.remaxwa.com.au/" rel="nofollow">RE/MAX WA</a>.
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Low interest rates and the end of the election contributing to strong winter sales: Geoff Baldwin

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The increasing use of “from” pricing or “offers over” pricing is pushing the limits of trades practices laws. This may be considered  misleading advertising and so should be avoided.
This strategy that has become popular in recent years whereby the seller sets a price low enough to attract buyers with the intention of working those buyers up to a higher price.
Personally, I am very uncomfortable with this method as it often borders on being “bait” advertising and I advise sellers to avoid it and to instead consider a fairer strategy.
Also, if the seller will not accept the lower “from” price then legislation depicts this as being a breach of trade practice law in that it is seen as misleading and deceptive advertising.
The best way to turn a buyer off is to upset them the moment they ask about the true price expectation by telling them it’s advertised at ‘X’ but the sellers won’t accept below ‘Y’.
So unless a seller is genuinely willing to accept the advertised price, then using the “from” or “offers over” pricing strategy should definitely be avoided.
There is no argument that placing a fixed price on a property is difficult as every buyer will have a different opinion so people should consider marketing a wide “buyer feedback range” surrounding their expectation.
Buyer feedback ranging, as it suggests, invites feedback from all interested parties and is considered fairer to buyer and seller and has been used successfully, particularly in Western Australia for years.
The records show that most properties tend to sell in the middle of the range however buyer traffic to these listings is around three times that of fixed price listings.
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The use of 'from' pricing or 'offers over' is pushing trade practice laws: Geoff Baldwin

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Records show that most new property investors tend to be influenced by the masses buying at or near to the top of each cycle, but the minority who reap the biggest rewards have purchased and settled long before the upward trend sets in.
It’s an unfortunate fact that most people need to see evidence of something happening before they are willing to invest their money and hence they wait for the market to boom before they buy.
A smarter way to approach property investment is to study the historic economic cycles as they relate to property, as this has proven to be a failsafe guide for investors for over 100 years.
Although this last cycle has been longer than usual due mainly to the Global Financial Crisis, it has been a cycle all the same, comprising the boom years of 2007-2008 followed by rising interest rates, an easing of activity and prices, a lull in the market through to 2012 then falling interest rates, rental stock shortages, rising rents and a significant bounce in buyer activity into 2013.
Since the beginning of this year we have seen stock levels plummet in WA to a 10-year low of around 6,000 properties, sales volume is way up and we are seeing more and more examples of multiple offers on properties with many properties selling above price expectation.
For investors wanting to take full benefit from this upswing, now is the time to be entering the market and securing property before investing again becomes the fashionable thing to do.
Most people 30 or over have, at some stage wished they had purchased a property at yesterday’s prices but right now a window of opportunity is wide open for investors to take action so they can look back happily with some nice capital appreciation and a healthy nest egg for the future.
Geoff Baldwin is managing director at <a target="_blank" href="https://www.remaxwa.com.au/" rel="nofollow">RE/MAX WA</a>.
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Smart investors buy property before the upswing: Geoff Baldwin

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While most other Australian states continue to experience a real estate lull, the WA market has bounced back strongly to the point where it is hard to argue the case for another interest rate cut.
I know there are many people who would argue with me on this point, but if real estate sales in the rest of the country were as strong as they are here in WA currently I’m sure the Reserve Bank board would not be considering dropping rates.
Of course, there are other sectors of our WA economy, especially retail, that do continue to need assistance to boost trade. However, the last thing we need in WA is for our real estate market to overheat.  
The sub-$600,000 segment of the WA market has been strengthening for some time fired up by latent first-home buyer demand and this activity is now beginning to feed through to the higher prices as people upgrade to second and third homes.  
Obviously, a strong property market is always a good thing, but a short term boom fertilised by “irresistible” interest rates can only result in another long period of stagnation such as the 2008 to 2012 down market.
History shows that when the property market is down, everything is down because when people see their home value affected they lose confidence and are much less enthusiastic about spending elsewhere so this is another reason to avoid a boom and bust environment here.  
It’s a big call but, because the states can be so different economically there is almost an argument for rates to be adjusted to suit each market rather than a one size fits all approach.
Geoff Baldwin is managing director at <a target="_blank" href="https://www.remaxwa.com.au/">RE/MAX WA</a>.
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Hard to support an interest rate cut in strong WA property market: Geoff Baldwin

KTQ has unveiled&nbsp;<a href="https://www.apartments.com.au/new-apartments/casilia-16-marine-parade-coolangatta-qld-4225">Casilia</a>, the final residential release within the Kirra Point precinct which really kicked off the boom in the area back in 2019.

The final stage comprises&nbsp;87 residences and marks the culmination of a long-term, family-led vision for Kirra Point, as the precinct moves toward completion in tandem with the development.

Around $100 million in sales have been achieved already, close to 35 per cent of the residences secured ahead of launch. There have been a significant number of buyers returning from the first stage of the development, Miles Residences, securing another property within Kirra Point.

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Selling agent Tim Keenan from Keenan Byrne said the response reflects both the scarcity of the offering and Kirra’s growing reputation as a premium coastal market.

“This is effectively Kirra’s final act, the last release within what has become one of the Southern Gold Coast’s most tightly held beachfront precincts,” Keenan said.

“We’ve seen exceptionally strong pre-sale interest, from VIP waitlists through to off-market enquiry, which speaks to both the quality of the product and the confidence buyers have in the precinct. What’s particularly compelling is the number of buyers returning from Miles, either upgrading or investing again, which is a strong signal of how the precinct has been received."

Keenan adds that at the same time, north-facing beachfront remains exceptionally rare in Australia, limited to places like Noosa, Byron and Kirra, which is underpinning long-term value.

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Positioned along one of Australia’s few true north-facing beaches, Casilia offers a mix of two and three-bedroom residences with pricing ranging from $1.87 million to $7.15 million and two exclusive penthouses. Residences are oriented to capture varying outlooks, from uninterrupted Pacific Ocean views across Kirra Beach to hinterland vistas, with upper levels and shared amenity taking in sweeping perspectives along the Gold Coast coastline.

At rooftop level, a north-facing pool deck captures expansive, uninterrupted views over Kirra Beach and north towards Surface Paradise. The space incorporates a heated resort-style pool, mineral spa, sun lounges and a covered BBQ cantina.

Buyer profiles are broad, typically aged between 40 and 70, with a strong skew toward second-home ownership, drawn by a combination of lifestyle, relative value, proximity to Gold Coast Airport and lower congestion compared to more established markets such as Byron Bay and Noosa.

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The project is being delivered by <a href="https://www.apartments.com.au/developers/ktq-group">KTQ Group</a>, a family-owned Australian property group with a diverse portfolio spanning residential, hospitality and commercial developments. The group has delivered a number of notable projects across sectors, including the award-winning Elements of Byron resort, demonstrating its depth of experience across both hospitality and residential development.

Known for its long-term approach to place-making, KTQ Group retains a vested interest in its projects, often holding assets within its portfolio, which has also helped build trust among buyers and reinforced confidence in both the vision and delivery certainty of the precinct.

“Casilia represents the final opportunity to secure a residence within Kirra Point and brings to market the last release within our long-term vision for the precinct," KTQ Group's Jeremy Holmes said.

"Kirra Point has been more than a decade in the making, and that timeframe reflects the care behind each decision, it takes listening, balance and vision to arrive at something that feels right for the location.

“Our approach has always been to deliver Kirra Point as a destination in its own right, a connected coastal neighbourhood integrating residential, hospitality and wellness, rather than a standalone project. It’s a vision that respects place, pace and permanence, and contributes to a sense of community that feels authentic to Kirra.”

[smartcode_project:default project_id=152295 project_image_fid=368411]

Once complete, the Kirra Point masterplan will incorporate a mix of dining establishments, bars and cafés, alongside the Kirra Point Health Club and a future 91-room independent resort hotel, creating a walkable, integrated lifestyle precinct.

Architecutue and interiors at Casilia have been designed by the experienced design houses of <a href="https://www.apartments.com.au/architects/little-boat-projects">Little Boat Projects</a> and O’Neil Architecture &amp; Interior Design, The design moves beyond the conventional coastal apartments, instead taking cues &nbsp;from the surrounding landscape - layering natural materials, soft curves and warm textures to create spaces that respond to light, airflow and the rhythms of coastal living.

Residences are designed with an array of floorplates, generous proportions and intuitive flow, while at ground level Casilia connects into the broader precinct, where future laneways, retail and hospitality offerings will contribute to a neighbourhood defined as much by how people live day-to-day as its beachfront position.

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The final residential release within the Kirra Point masterplan is set to launch, as strong pre-sales signal sustained demand for the Southern Gold Coast

Joel Robinson

A decade in the making: KTQ launches Casilia at Kirra Point

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.

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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.

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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.

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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.

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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]

Geoff Baldwin

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