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GUEST OBSERVATION
The Reserve Bank's (RBA) interest rate cut last week will have far reaching implications across the board for both home owners and investors.
Here are the six main changes that will be put in to motion with a cut from the RBA last week.
<ol>
<li>
Investor boom to continue As money becomes cheaper, it becomes more appealing for investors to buy in to property and using the depreciation benefits off owning a property to their advantage. Expect to see further investors snapping up blue-chip properties that most commonly are reserved for first home buyers as they will be happy to bank on the capital appreciation and can afford the off-set from the loss. 
</li>
<li>
First Home Buyers to start buying their parents presents Unfortunately, a cut to interest rates, which will fuel further interest from the investor market, makes it highly unlikely that first home buyers will be able to compete in blue chip locations for traditional first homes. Two bedroom homes in prime locations will become tougher to buy and anything that is a corner block with redevelopment potential is almost certain to be purchased by an investor, making it even harder for first home buyers to get in. Things are likely to get tougher for first home buyers.  
</li>
<li>
It will put Australia back in to the 1970s Not since the 1970s have Australian's been able to access money so cheaply. The last time a home loan was below 5% (which is where it will fall to with a cash rate of 2.25%) was over 30 years ago. 
</li>
<li>
It will (attempt) to build consumer confidence  An underlying reason the government wants to cut rates is to have consumers start spending again, and if money is cheaper than ever before it may encourage people to take further risks and start putting money in to the economy, however, so far this hasn't worked, and it seems the RBA may push this as low as it can go to encourage spending, which so far is minimal. It will attempt to encourage consumer spending on goods and services.  
</li>
<li>
It should keep unemployment stable, or lower it  Most likely an interest rate cut in its bravest attempt will encourage consumer spending, and if consumer spending picks up, it's easy to see more jobs becoming available and the economy picking up. This will be heavily dependant on a surge in consumer spending rather than further saving.  
</li>
<li>
It will start talk of a bubble Expect a heap of people to say that now money is so cheap, and people are able to buy so easily, property prices are going to sky rocket to an unsustainable level, causing a bubble. This will be a serious concern for the RBA, but they obviously feel that there is still room to move in the pricing of the housing market, and it is not overpriced currently. </li>
</ol>
TODD SCHULBERG is marketing engagement and digital strategy executive at <a href="https://www.homely.com.au/" target="_blank">Homely</a>.
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ToddSchulberg-ooPiJQCUaR

Six ways the interest rate cut will impact the housing market: Todd Schulberg

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Guest observation
To all of Australia, The Block Glasshouse auction results were a massive shock.
It was the first time in a very long time there was a harsh realisation that vendors don't necessarily make hundreds of thousands of dollars above their reserve, and people do buy within their limits.
Take it back a few months, and people were high fiving and celebrating the success; last night we saw reality.
A lot of people expressed sympathy for the contestants that didn't make a lot of money from their sale.
It served as a somber reminder of the gauntlet you run when you play the property market.
There are thousands of everyday Australians who have missed out on gains from their own projects, with an even harsher rationality hitting them with no cameras, media interviews, endorsements after the hammer has hit.
But why did The Block go wrong? Here are the main reasons:
<ol>
<li>
The apartments were over capitalised The contestants were trying to sell such a premium product, making investors very cautious. When people buy property, they want to see the potential upside and where they themselves can make money. The problem with having the apartments so impeccably finished, is it made it harder for buyers to add value. Because of that, they realised they were most likely buying them at the peak of their value. The reserves were set with what the production needed to get back to make it viable, and it seems they may have put too much money in to making a high end product. 
</li>
<li>
Not even The Block can triumph simple economics There are a lot of factors that go into a property's price. But at a fundamental level, the rules of supply and demand hold firm.  Prahran has seen a huge amount of redevelopment in the past 24-36 months. Trilogy apartments, which is approximately 200 metres further up High Street, has 323 apartments on offer, with an apartment complex across the road also offering brand new apartments. With so much on offer, it's hard to compete with buyers shopping for value. 
</li>
<li>
The apartments were not necessarily built for the end consumer It's easy on a design show to create a beautiful showpiece, but this doesn't necessarily transfer to practicality, or ensure you get your money back. People want value for money above anything, and some of the apartments were so lavish that it lacked genuine real living opportunities. It's all good and well to live in a luxury masterpiece, but you have to ask if it provides a home for someone and if it is what they are after. 
</li>
<li>
There were better properties on the market for that money A simple reason to understand why consumers didn't bid the properties up, is their belief they could get something better for those prices. If you have a look at other homes for sale, prospective buyers could have bought: <a href="https://www.propertyobserver.com.au/https://www.homely.com.au/south-yarra-melbourne-melbourne-greater-victoria/listingdetails/448951" target="_blank">204/4 Cromwell Road, South Yarra</a> <img src="/images/2014/10/13/Cromwell.jpg" alt="">
An open spacious apartment in South Yarra, pictured above, available for less money. Or <a href="https://www.propertyobserver.com.au/https://www.homely.com.au/prahran-stonnington-melbourne-greater-victoria/listingdetails/520908" target="_blank">3 Mary Street, Prahran</a> for $1,030,000. Mary Street offers three bedrooms, two stories and an open verandah on its on title of land. <img src="/images/2014/10/13/3%20mary%20Street.jpg" alt=""> The free standing house pictured above is quoted at $1,030,000. Either way, the lessons learned are that reality TV shows aren't necessarily the way to success and people won't just buy anything. With strong demand, people do want to see value for money and something that can offer capital gains over the long term. Properties that are unique, have land, and potential upside for redevelopment will trump established apartments most of the time. Todd Schulberg handles all things marketing for <a href="https://www.homely.com.au/" target="_blank">Homely.com.au</a>.</li>
</ol>
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Where did The Block Glasshouse go wrong?

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GUEST OBSERVATION

Sydney is known for their beaches and lifestyle offerings. However, when it comes to find a suburb in Sydney, it can be hard to find one in your price range, that ticks all the boxes.

<a href="https://www.homely.com.au/" target="_blank">Homely</a> present the best 10 beach suburbs in Sydney collected from hundreds of thousands of reviews from the people who know best, the locals.

<a href="https://www.homely.com.au/tumbi-umbi-wyong-sydney-greater-new-south-wales"><img alt="" src="/images/2014/07/04/yellow-ten.jpg"> Tumbi Umbi:</a>

Coming in at 10th position is Tumbi Umbi. The locals say that it is "Prime Family living that is close to beachfront offerings". It offers a relaxed family oriented lifestyle.

Encompassing semi-rural areas, fairly modern housing estates and some older holiday style homes this extremely popular area is only 10 minute drive to beaches and five minutes to Tuggerah lakes .

It is very popular for the fitness guru or for just a gentle stroll are the walking and bike tracks along the lakefront with breathtaking views across Tuggerah Lake. With Shelley Beach and Bateau Beach just moments away. 

<a href="https://www.homely.com.au/tumbi-umbi-wyong-sydney-greater-new-south-wales"><img height="31" src="/images/2014/07/04/yellow-nine.jpg" width="33"></a><a href="https://www.homely.com.au/cronulla-sutherland-shire-sydney-greater-new-south-wales" target="_blank">Cronulla</a>:

A famous Sydney suburb, Cronulla has been reviewed as a suburb on the improve. One Homely user says: "The style and atmosphere has improved markedly over the last 15 years, with two supermarkets, many choices for restaurants, cafes. The beach lifestyle is it's best asset.

"There is a wonderful promenade for strolling along the headlands to bass and Flinders point, or return via Gunnamatta bay along the sand. Rock baths and patrolled bathing areas on the beach, and surfing areas give many choices to cool off.

"At the back of the train station is a cute timber ferry to the Royal National Park. Great lifestyle."

Situated just south of Sydney's CBD- it is a great option for those wanting something a littler further out. 

<a href="https://www.homely.com.au/frenchs-forest-warringah-sydney-greater-new-south-wales"><img alt="" src="/images/2014/07/04/yellow-eight.jpg">Frenchs Forest:</a>

Conveniently located close to the beach and the North Coast, Frenchs Forest has been described to have some of the most relaxed and friendly people.

Most people have strong relationships with others in their local area through school activities, walking the dog, or just seeing each other around.

There are five different parts of Frenchs Forest, as it is divided up by Forest Way, Warringah Road and Wakehurst Parkway. Each section developed differently and has a different feel.

Being two minutes away from Manly or Curl Curl beaches definitely has its upside. 

<a href="https://www.homely.com.au/coogee-randwick-sydney-greater-new-south-wales"><img alt="" src="/images/2014/07/04/yellow-seven.jpg">Coogee:</a>

Waking up on the beach has its positives, especially in Coogee. Once a seaside resort town in the early 1900s, has now become one of Sydney's most desired coastal suburbs.

Offering crystal clear waters, some of the most breathtaking coastline, parklands and aquatic reserves, it offers one of the finest family friendly sandy beaches in Sydney.  

The Famous Coogee Pavilion has just undergone a full refurbishment by Merrivale turning the headlights on Coogee food fun and nightlife options. A definite option for families wanting a beach lifestyle 

Early morning runs on the beach are one of the upsides of living close by.

<a href="https://www.homely.com.au/terrigal-gosford-sydney-greater-new-south-wales"><img alt="" src="/images/2014/07/04/yellow-six.jpg">Terrigal:</a>

The locals say that Terrigal is a "a great beach town" and it also has incredible outdoor living offerings.

The best things about Terrigal are the many shops and Cafes (Close to Erina also) and the "outdoorsy" things to do like climbing the skillion, water activities (boating, skiing), running and walking (parks and oval), loads of swimming etc. The beach here is gorgeous. 

The top five are on the next page. Please click below.

 

<hr class="system-pagebreak">
<a href="https://www.homely.com.au/manly-manly-sydney-greater-new-south-wales"><img alt="" src="/images/2014/07/04/yellow-five.jpg"> Manly:</a>

"Beautiful Seaside location!"- On top of the beach, Manly offers little coves like 'Little Manly' and Delwood Beach. Restaurants are fantastic and neighbours have been highly spoken of.  

Parking can be a nightmare especially on weekends and hot days when people flock to the beach, so look for a place with parking! 

<a href="https://www.homely.com.au/dee-why-warringah-sydney-greater-new-south-wales"><img alt="" src="/images/2014/07/04/yellow-four.jpg"> Dee Why:</a>

Described as an "Absolute Winner" Dee Why offers great beach front living with top cafe's and places to eat without the influx of tourists or pretentious people.

[smartcode_project:default project_id=6337]

You don't have to surf, but locals say they might have to learn because the beach has some great waves! Shopping, beach,and a great RSL are all features that locals speak highly of. 

<a href="https://www.homely.com.au/bateau-bay-wyong-sydney-greater-new-south-wales"><img alt="" src="/images/2014/07/04/yellow-three.jpg"> Bateau Bay:</a>

Described by an agent as "The best value beachside suburb around".

Whether you want to relax under a shady umbrella on the golden beaches, viewing panoramic scenery from Crackneck Lookout or riding the mighty surf this suburb has so much to offer and is central to everything.

The many reserves have some great BBQ facilities most with adequate parking areas and Bateau Bay Reserve has an off the leash dog area. 

And its not all sun and surf. There are outstanding sporting facilities for footy, croquet, basketball, tennis, tenpin bowling, gym and a golf range all at The Entrance District Sporting and Community Centre.

Many cafes, clubs and restaurants in the area and great shopping at Bay Village Shopping Centre plus smaller centres at Cresthaven and Bateau Bay Road. 

<a href="https://www.homely.com.au/bondi-waverley-sydney-greater-new-south-wales"><img alt="" src="/images/2014/07/04/yellow-two.jpg">Bondi:</a>

The most iconic and famous beach in Australia only comes in at number two in our list for the best suburbs Sydney has to offer.

The locals have said: "Bondi is a beach suburb in Sydney, not far from the city. Excellent public transport, huge shopping centre at Bondi junction, great mix of people and everyone is in a relaxed mood."

It's an easy commute to the City, close to Randwick races, plenty of schools, a great Aussie suburb, however the parking and cost of living have put it down slightly, keeping it out of first position. 

<a href="https://www.homely.com.au/umina-beach-gosford-sydney-greater-new-south-wales"><img alt="" src="/images/2014/07/04/yellow-one.jpg">Umina Beach:</a>

Umina Beach is an hour on the train to Sydney and a world away from the hustle and bustle.

People still wave as they drive by, show courtesy in their cars, their are no traffic lights, the kids play cricket in the street and lots of those things that we remember from our child hood are still prevalent.

You can still always find a quiet spot on the beach. You have pretty much everything you need here and because it is mostly flat it is easy to walk or ride anywhere.

South Umina has also been touted as a hotspot due to its closeness to the beach, and the leafy and quiet offerings it provides. 

TODD SCHULBERG is marketing engagement and digital strategy executive at <a href="https://www.homely.com.au/" target="_blank">Homely</a>.
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Sydney's 10 best beach suburbs: Homely

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GUEST OBSERVATION
While it can be tough to get the price you want for your house, especially in such an unpredictable market, you might find yourself not wanting—or not able—to wait for your appraised value to go up before moving.
If you’re having trouble making the finances work, renting out your house is one short-term solution to look into.
There are a few things to consider when you’re deciding if this might work for you.
<ul>
<li>Immediate financing</li>
</ul>
Even if you wouldn’t be able to sell your house for much, the amount you’d get from the sale is still something you might be counting on to help pay for your new house. If you’re going to rent out, make sure you can still come up with a decent deposit from somewhere else. In some cases you also might need to make different or more renovations than you would to sell, especially if you want to divide the place into apartments. 
<ul>
<li>Long-term cash flow</li>
</ul>
Consider how much you’ll realistically be able to get in rent. It needs to be enough to cover the mortgage, upkeep, and other expenses. Consider whether it would seem like a good investment if you were buying the same house as a rental property. You might want to talk to an accountant or other financial advisor about whether or not renting out this house is a good deal.
<ul>
<li>The rental market in your area</li>
</ul>
Like with sales prices, you’ll need to check comps in your area to see what kind of rent you’ll be able to get. While you might want a higher amount or be afraid of getting “low-end” tenants, you shouldn’t price yourself out of the market. Think about whether renters in your area will be expecting a furnished house or paid utilities. You’ll also need to figure out if your neighbourhood and your house are likely to attract people interested in renting as opposed to buying. 
<ul>
<li>Dealing with being a landlord</li>
</ul>
Unlike selling your house, you won’t be able to just walk away from a rental. You’ll need to worry about ongoing maintenance and upkeep, and the process of screening tenants can be a lot more work than finding a buyer, especially if you have high turnover. You’ll also need to make sure the lease paperwork is in order, which will be important for resolving some types of disputes that might come up. 
If you’re stuck with an extra house you can’t or shouldn’t sell right now, renting is often a good solution. If you look over all of these areas and the idea of renting your old house seems to pencil out well, it can be a good way to hold out for the best sales price you can get down the road.
TODD SCHULBERG is marketing engagement and digital strategy executive at <a href="https://www.homely.com.au/" target="_blank">Homely</a>.
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Should you sell or rent it out? Four things to consider

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.

[smartcode_project:default project_id=151821 project_image_fid=360285]

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 to the beach.

The developer, founded 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 on The 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.

“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.

“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 three 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 draws 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.

<img alt="Fortezza" data-entity-type="file" data-entity-uuid="090360e1-66d7-43ad-b686-aba81f173bf2" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-04-29%20at%2010.22.40%E2%80%AFAM.png?VersionId=DMqF96eBZolqSAAAcugX0l66ueWng66m" />

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.

Todd Schulberg

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