First look: Fortis to go bigger at Ian St, Rose Bay
National apartment developer Fortis is seeking to upsize its latest Rose Bay apartment development on Ian Street.
Fortis, the development arm of financier and investment manager Pallas Group, initially filed plans for 12 apartments at 10-12 Ian Street in August last year. They are now seeking a redesign to add an additional 10 units, offering a more diverse mix of apartments.
The now $28 million development, designed by MHN Design Union, will be split into two buildings, each with its own lobby—13 units in one building and nine in the other.
While the original scheme featured almost exclusively three-bedroom apartments, the revised proposal includes a mix of two-, three-, and four-bedroom units.
| Original Scheme (2024) | Amended Scheme (2025) | |
|---|---|---|
| Number of Apartments | 12 | 22 |
| Apartment Mix | 1 x 2-bed, 11 x 3-bed | 6 x 2-bed, 14 x 3-bed, 2 x 4-bed |
| Storeys | 5 | 5 |
| Private Gardens | Limited | Included for select units |
| Number of Lobbies | 1 | 2 |
| Design Architect | MHN Design Union | MHN Design Union |
Each of the apartments will feature either a balcony or a terrace, with several ground-level apartments enjoying access to private courtyard gardens.
The apartments will sit above two levels of basement parking.
The amended DA reflects a deepened commitment to high-quality urban infill housing in Rose Bay, the updated submission noted.
MHN Design Union has retained the building’s curved, classical form and warm-toned façade articulation while increasing the internal floor area distribution and introducing improved internal planning to meet SEPP65 and ADG standards.
“The building form has been tactically designed to follow the contour of the steep topography, which falls across the site," MHN Design Union's Design Verification Statement noted.
"Apartments have been strategically positioned to optimise solar access to all living spaces while considering the magnificent views and proximity to adjacent properties."
The building’s terraced massing and twin-lobby configuration help mitigate bulk and offer a more intimate residential scale, aligning with the emerging mid-rise character of Rose Bay under the state’s Low and Mid-Rise Housing policy.
This uptick in development mirrors a broader trend across Sydney’s Eastern Suburbs, where ageing housing stock and high land values are prompting a shift toward high-quality multi-residential offerings in well-connected, lifestyle-rich locations.
This project marks Fortis’ continued expansion in Sydney’s blue-chip eastern coastal corridor. Alongside Atlas in Rose Bay, the developer has delivered or launched apartments in Point Piper, Woollahra, Bronte, and Elizabeth Bay, where it recently unveiled Regency House.
Their developments typically target the downsizer market, offering larger internal footprints, private outdoor spaces, and design-forward architecture paired with premium finishes.
Joel Robinson
Joel Robinson is the Editor in Chief at Apartments.com.au, where he leads the editorial team and oversees the country’s most comprehensive news coverage dedicated to the off the plan property market. With more than a decade of experience in residential real estate journalism, Joel brings deep insight into Australia’s evolving development landscape.
He holds a degree in Business Management with a major in Journalism from Leeds Beckett University in the UK, and has developed a particular expertise in off the plan apartment space. Joel’s editorial lens spans the full lifecycle of a project—from site acquisition and planning approvals through to new launches, construction completions, and final sell-out—delivering trusted, buyer-focused content that supports informed decision-making across the property journey
