Mark and Roy Makari are expanding their presence in Sydney’s South West with a second major proposal for Leppington, this time envisioning a 900-dwelling mixed-use development just 850 metres from their previously lodged tower trio on Fifth Avenue.

The latest application seeks approval for a multi-building project at <a href="https://www.apartments.com.au/new-apartments/230-rickard-road-leppington-nsw-2179">230 Rickard Road, Leppington</a>. The proposal seeks to establish a new focal point for the precinct through a high-density, transit-oriented development supported by diverse land uses.

According to the Scoping Report prepared for the Department of Planning, the scheme includes around 900 apartments across multiple towers, including 135 dwellings designated for affordable housing. A mix of market and subsidised apartments will be supported by ground-level activation through retail and office space, a childcare centre, and a hotel, forming a comprehensive urban precinct.

<img alt="Mixed Use Development 230 Rickard Rd Leppington" data-entity-type="file" data-entity-uuid="34797362-f3dc-4d84-8235-2657fc5f3bde" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Plan.png?VersionId=Uzckrz9tUpDQl5lX1_WMhjnv16bsr8wG" />

The Design Report by <a href="https://www.apartments.com.au/architects/studiosc-0">Studio SC</a> notes that the project “intends to deliver a high-quality, high-density built form that supports the vision for the Leppington Town Centre, integrating mixed-use outcomes and public domain upgrades.” The development is expected to be delivered in stages, although a precise timeline is yet to be confirmed.

The project will be assessed through a future State Significant Development Application, with the Scoping Report indicating the team will seek design excellence via a competitive process or through an expert design review panel. Early massing diagrams suggest a series of mid- to high-rise buildings framing a central landscaped spine, with emphasis on pedestrian permeability and public space.

The planning documentation flags a strong sustainability agenda, stating that the development will “respond to the urban heat island effect, incorporate water sensitive urban design, and prioritise active transport”.

<img alt="Mixed Use Development 230 Rickard Rd Leppington" data-entity-type="file" data-entity-uuid="369d7b54-1279-4cde-88ec-dcb215594414" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Podium_1.png?VersionId=QArL7B2kkLt63vl5xvL0FNV_ardAlez4" />

The proposal follows in the footsteps of the Makaris’ nearby Fifth Avenue site, where they’ve submitted plans for three towers comprising nearly 500 apartments, with 10 per cent dedicated to affordable housing. That project features commercial podiums, a childcare centre, and a new public park that would occupy more than a third of the site.

Both developments are situated within walking distance of Leppington Train Station and fall under strategic precinct plans promoting higher density housing. The town centre is undergoing substantial transformation, driven by state government planning reforms aimed at fast-tracking housing delivery.

Together, the two projects represent a combined ambition of nearly 1,400 new homes across just under two kilometres of central Leppington.

Staff Writer

First look: 900-home mixed-use precinct planned for Leppington

Leading Australian integrated property development group, <a href="https://www.apartments.com.au/developers/aqualand-australia">Aqualand</a>, has released the signature penthouses crowning its landmark AURA by Aqualand precinct at 168 Walker Street in North Sydney, unveiling Il Magnate and La Divina as the largest and most luxurious penthouses in the suburb.

With prices anticipated to commence from $15 million, and each accompanied by a new Porsche Carrera 911 valued at over $500K, the residences mark the culmination of <a href="https://www.apartments.com.au/buildings/aura-by-aqualand-north-sydney-168-walker-street-north-sydney-nsw-2060">AURA by Aqualand</a>’s decade-long journey and the beginning of its final sales chapter. 
&nbsp; 
Their release follows more than $850 million in record-breaking residential sales and the building’s completion and occupation.

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The Richards Stanisich-designed 284 sqm Il Magnate and 224 sqm La Divina penthouses, collectively known as The Icons of AURA, are conceived as grand luxury homes rather than apartments, with expansive proportions, elevated materiality and curated identities that reflect their status as one-off residences.&nbsp;

Il Magnate features a grande master suite, complete with substantial walk-in dressing area and ensuite, three other bedrooms, second ensuite and another bathroom, powder room, open plan kitchen, scullery, substantial dining area and generous living room divided by a feature fireplace, and a multifunction wintergarden, which is ideal for a study and adjoining office breakout space. &nbsp;

Meanwhile, the La Divina residence offers the same amenities, sans the powder room, on a slightly smaller alternate floor plan configuration.

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Each occupies half of AURA by Aqualand’s topmost 28th level, comes with four secure car spaces and pairs sweeping Sydney Harbour panoramas with large-scale living spaces, refined detailing and a level of craftsmanship and amenity rarely offered in the North Shore market.&nbsp;

Penthouse residents will also receive Etymon’s ‘Black Key’ private concierge and lifestyle management service, an invitation only offering providing the ultimate in bespoke personalisation, including a range of everyday discrete services, from dinner party management, grocery deliveries, pet feeding or plants watered, dinners, snacks and coffee deliveries, event ticket sourcing, right up to organising travel visas and international airfares. Rarely seen in Australian properties, the service provides residents the benefits of living in a world-class luxury hotel-style home, akin to The Ritz, or the Waldorf Astoria.

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<a href="https://www.apartments.com.au/interior-designers/richards-stanisich">Richards Stanisich</a>’s Director, Kirsten Stanisich, said the studio set out to craft residences that feel profoundly considered, contemporary and deeply connected to their setting.

“From the outset, we approached these penthouses with the sensibility of a grand Parisian residence - generous in scale, elegant in proportion and designed to feel more like a handcrafted home than an apartment," Stanisich said.

“Their elevated position and sweeping harbour outlook informed every decision, creating a rare connection between urban sophistication and natural calm. We shaped each space with expressive materiality, sculptural forms and bespoke detailing that invite touch and interaction.&nbsp;

“The result is a pair of residences defined by volume, light and an inherent softness - refined, flexible and deeply personal. These penthouses are unlike anything else in North Sydney, offering a sanctuary of true luxury framed by some of the city’s most remarkable views.”

For Aqualand’s Head of Sales &amp; Marketing, Alex Adams, the collaboration with Porsche underscores the shared ethos behind the residences.

“Aqualand’s collaboration with Porsche underpins both brand’s sharing an obsession with craftsmanship, design excellence, and enduring value," Adams said.

“Our penthouses are created for those who appreciate the finer details and expect the extraordinary at every touchpoint. Including a Porsche simply extends that experience beyond the residence - it’s a continuation of the lifestyle our buyers already live.”&nbsp;

[smartcode_project:default project_id=30959 project_image_fid=292862]

Aqualand’s Managing Director, Jin Lin, said the penthouses represent both the pinnacle of AURA by Aqualand and an important design benchmark for the company’s future pipeline.&nbsp;

“These stunning penthouses reflect the purest expression of Aqualand’s design ambition," Lin said.

“The unparalleled design intent makes them not only the glistening crown of AURA by Aqualand, but the crown of North Sydney itself. They’re essentially a thank you gift to a burgeoning community that deserves this level of quality and architectural consideration.&nbsp;

“We’re leveraging the unrivalled standard set here as the foundation for what comes next, including our upcoming Anderson Street, Chatswood; 15 Blue Street, North Sydney and Central Barangaroo projects. Purchasers of these penthouses will essentially be living inside the blueprint of Aqualand’s future.

“These landmark residences demonstrate how far North Sydney has evolved and the strength of demand for highly curated, bespoke luxury homes. They’re more than penthouses, they’re legacy residences.&nbsp;

“With AURA by Aqualand now a thriving new precinct with residents well and truly settled, and our in-house world-class lifestyle amenity activated, Il Magnate and La Divina represent a once-in-a-lifetime opportunity to secure an extraordinary piece of North Sydney’s future.”

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Joel Robinson

Aqualand launches North Sydney penthouses with free Porsche Carrera 911

<a href="https://www.apartments.com.au/developments/bokarina-qld-4575">Bokarina</a> Beach has quietly evolved into one of the Sunshine Coast’s most complete coastal lifestyle precincts, defined not just by proximity to the ocean, but by how residential living, local retail and everyday amenity are stitched together.&nbsp;

Gardner Vaughan Group’s <a href="https://www.apartments.com.au/new-apartments/bask-bokarina-38-bokarina-boulevard-bokarina-qld-4575">Bask Bokarina</a> now represents the final residential chapter in that transformation.

[smartcode_project:default project_id=141609 project_image_fid=333360]

Over recent years, the Bokarina Beach precinct has taken shape as a walkable, community-oriented neighbourhood, anchored by beachfront access, Lake Kawana to the west, and a growing mix of cafés, specialty retail and public open space.&nbsp;

With Zinc Bokarina already delivered next door by <a href="https://www.apartments.com.au/developers/gardner-vaughan-group">Gardner Vaughan Group</a> (GVG), Bask is the last opportunity to buy a brand new apartment within the precinct, effectively rounding out a fully formed coastal village.

GVG has positioned Bask to strengthen that lifestyle framework. Nine ground-floor retail spaces are planned beneath the residences, extending Bokarina Boulevard’s existing activity and reinforcing the area’s everyday convenience, from casual dining and coffee to local services, within a short walk of the beach.

[smartcode_project:default project_id=141609 project_image_fid=333359]

The residential component comprises 135 apartments across two buildings, Mydas and Caretta, with a clear shift toward larger three- and four-bedroom layouts and penthouses. That mix reflects a maturing buyer profile in Bokarina, where demand is increasingly led by owner-occupiers and active downsizers seeking space, permanence, and connection to place rather than short-term coastal accommodation.

Design and amenity have followed the same logic. Residents will have access to a heated plunge pool, gym, private dining room with a full kitchen, landscaped communal gardens with barbecues and a firepit, and a shared herb and vegetable garden, facilities intended to support daily use rather than resort-style turnover. Pet-friendly features, including a dog wash bay, acknowledge both buyer expectations and the area’s dog-friendly beach, located around 250 metres from the site.

[smartcode_project:default project_id=141609 project_image_fid=333366]

“Bokarina has become one of the Sunshine Coast’s most desirable beachside communities, and Bask represents the very last chance to buy new in this location,” GVG Director Sam Gardner said.&nbsp;

“Our focus has been to create spacious, functional apartments that meet the needs of locals who want to downsize without compromise, as well as those seeking a full-time coastal retreat.”

Positioned between the Pacific Ocean and Lake Kawana, Bask apartments have been oriented to capture outlooks toward the water or the Glass House Mountains, reinforcing the project’s connection to its natural surroundings. With parks, beachfront paths, hospitals, retail and public transport already in place, Bask arrives at a point where the broader precinct is no longer emerging, but established.

Construction is expected to complete in Q3 this year, with apartments ready to move into this Spring.

[smartcode_project_cta:default project_id=141609]

Bask to complete Bokarina’s Sunshine Coast lifestyle precinct as final apartments are released

Property development giant <a href="https://www.apartments.com.au/developers/avid-property-group">AVID Property Group</a> is approaching completion, and sell-out, of its Surry Hills apartment development, <a href="https://www.apartments.com.au/new-apartments/the-rathbone-23-47-flinders-street-surry-hills-nsw-2010">The Rathbone</a>.

The Flinders St project has sold well over half of its 32 apartments, which will sit above two retail spaces.

Now hitting the market are the final 14 one-, two-, and three-bedroom apartments, which start from $1.15 million. AVID is targeting a mid-2026 completion.

[smartcode_project:default project_id=5947 project_image_fid=51208]

AVID General Manager New South Wales Danny Boubli said as more apartments are introduced to increase housing options in inner-city areas, homebuyers are searching for a &nbsp;sense of belonging in addition to location, convenience and value.&nbsp;

“There are very few opportunities for new developments in Surry Hills, and since acquiring the site, we’ve even seen one early purchaser merge two apartments plans together, reflecting the demand for a spacious, premium offering in a prime location,” Boubli said.&nbsp;

“Demand has been strong since we launched to market – we don’t see these final apartments staying on the market for long.”&nbsp;

Architectural firm Studio SC has designed the building which pays homage to the former 1900s Rathbone Terraces that once sat on the 990 sqm island site.

Boubil said the team has made every effort to create "truly liveable apartments", through&nbsp;functional floor plans, security, storage, and the inclusion of quality fittings.

[smartcode_project:default project_id=5947 project_image_fid=51207]

&nbsp;

Sustainable design has also been implemented throughout the development, with natural light flooding each apartment, ventilation throughout, extensive landscaping and where possible, materials with a high level of recycled content and low volatile organic compound paints have been used. &nbsp;

Apartments range in size from 57 sqm for the one-bedrooms to the large-scale 165 sqm three-beds which are priced at $2,575,000.

[smartcode_project_cta:default project_id=5947]

AVID launches final apartments at The Rathbone, Surry Hills

A wave of investment, renewal and precinct growth continues to shape the northern edge of Macquarie Park, where daily life is supported by a rare combination of university activity, corporate employment, major retail, and expansive green corridors. It’s this convergence of amenity and connectivity underpins the setting for <a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a>’s <a href="https://www.apartments.com.au/new-apartments/la-vera-94-talavera-road-macquarie-park-nsw-2113">La Vera</a>, which has now topped out and is tracking toward completion in mid-2026.

Within this pocket of the precinct, residents move easily between the area’s key anchors. Macquarie Centre, home to more than 360 retailers, fresh food offerings, dining and entertainment, sits at the heart of local convenience and functions as a major transport interchange. The Metro, T1 rail line and extensive bus network place much of Sydney within quick reach, while surrounding arterial links support direct access to neighbouring districts.

[smartcode_project:default project_id=134951 project_image_fid=5829]

Green space remains a defining feature of the immediate environment. Lane Cove National Park stretches along the northern boundary of the precinct, offering bushland trails, cycling routes and quiet riverfront pockets. Shrimptons Creek and the campus grounds of Macquarie University extend these recreational networks, softening the urban setting and creating a daily connection to nature that informs the project’s architectural response.

<a href="https://www.apartments.com.au/architects/cox-architecture">Cox Architecture</a> have shaped La Vera around these contrasts. The building’s northern elevation adopts an organic, curvilinear form that mirrors the natural topography of the national park. Three sculpted forms soften the tower’s profile and encourage a stronger transition between indoor living areas, balconies and the broader landscape.

[smartcode_project:default project_id=134951 project_image_fid=223737]

Cox Director Felipe Miranda says the building’s outlook played a central role in the design process.

“The vision for the project was to conceive a building that adopted an organic and curvilinear form to the northern portion that faces the Lane Cove National Park… The residents that reside in the northern portion of the building benefit by having beautifully crafted curved balconies that speak to the natural context and heighten the relationship of their internal living spaces to the external balconies,” Felipe Miranda of Cox Architecture said.

Toward the city-facing side, the design shifts to a more urban expression. A gridded facade and extensive glazing capture CBD views, creating a dual strategy that blends ecological outlooks with metropolitan orientation.

[smartcode_project:default project_id=134951 project_image_fid=5827]

La Vera delivers 169 residences across one- to four-bedroom layouts, reflecting the needs of young families, downsizers, first-home buyers and investors seeking long-term certainty within a high-amenity location. From the project, residents can walk to Macquarie University, Macquarie Hospital and nearby corporate offices, reach national park trails within minutes, and enjoy retail and dining without relying on a car.

The project is delivered by Urban Property Group, a 4.5-star iCIRT-rated developer-builder with more than three decades of experience. The company has become a leader in adopting 10-Year Latent Defects Insurance (LDI), first introduced on its Parq Bexley development and now embedded into its pipeline.

[smartcode_project:default project_id=134951 project_image_fid=223727]

La Vera is the first development in Macquarie Park approved to offer this 10-year LDI policy, adding another layer of protection for purchasers and reinforcing the transparency of the construction process.

Urban Property Group CEO Patrick Elias says this assurance has become increasingly important for buyers navigating the off-the-plan market.

“Consumers are a lot more weary and a lot more concerned in buying off the plan than they ever have been… Having LDI is a tool to portray the confidence that we have in our product, and a confidence we want buyers to share,” Urban Property Group CEO Patrick Elias said.

Urban Property Group's in-house construction team is forecasting a mid-2026 completion, with <a href="https://www.apartments.com.au/project-marketer/home789">HOME789</a> appointed as the project marketer.

[smartcode_project_cta:default project_id=134951]

La Vera delivers a nature-connected address within Macquarie Park’s core

First Home Buyer Advice

<h2>EXPERT INSIGHT</h2>

The most pointless discussion in real estate is the one about housing affordability. It&rsquo;s pointless, not because it lacks importance or potential solutions, but because the conversation never focuses on the real issues.

Australia has been debating affordability for decades. The media discussion that&rsquo;s happening in 2021 is the same one that occurred last year, and five years ago, and 20 years ago. Go back in time as far as you like and you&rsquo;ll find acres of newsprint describing how young Australians are priced out of the market and doomed to a lifetime of renting.&nbsp;(Ironically, the past 12 months has seen record activity from first-home buyers.) But if you examine media coverage of the affordability issue over the past 10, 20 or 30 years, you will struggle to find any reference to the root causes.

That&rsquo;s why the debate is pointless. If you&rsquo;re not going to discuss the real issues, why bother? The debate is generally driven by politicians skilled at diverting blame and the reports are written by journalists who haven&rsquo;t got a clue.

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Recent decisions by the State Government in Victoria encapsulate why we have expensive housing and difficult issues for first-home buyers. They hiked taxes on investors and reduced grants for FHBs &ndash; thereby making affordability worse at both ends of the equation. More expensive housing and less government assistance. Brilliant.

But Daniel Andrews and Tim Pallas would swear they cared more about FHBs and housing affordability than anyone else in the nation.

This is standard fare from our politicians. When Gladys Berejiklian became Premier of NSW in early 2017, she used her first press conference to claim that improving affordability was top of her priorities. Four years later, most decisions by her government impacting on affordability have made it worse, not better.

It&rsquo;s a similar story with deadly Dan Andrews. He would have us believe that he lies awake at night fretting over the plight of young housing hopefuls, but in so many ways his government has made affordability worse.

[smartcode_project:default project_id=3565 project_image_fid=68186]

The decision by his Government to hike land tax and stamp duty on investor owners continues the age-old problem of politicians using the housing industry as a cash cow - and thereby making housing more expensive to create.

The problem of affordability can be summarised like this: it&#39;s caused by politicians at all three levels of government&nbsp;milking the housing industry for revenue. Local government does it and the Federal Government does it, but by far the worst are state governments.

Every time a state government&nbsp;needs some extra revenue, they slug developers and investors. They believe there&amp;#39;s little electoral damage&nbsp;in doing that, but ultimately it&amp;#39;s the home-buyers who pay,&nbsp;including first-home buyers.

Australia has a rental shortage crisis and politicians should be encouraging investors. But they continue to discourage investors - hence the ultra-low vacancies and rising rentals in most locations. The State Government in Victoria has made the situation worse. A memorable episode of the iconic British comedy Yes Minister involved the quintessential public servant Sir Humphrey Appleby lecturing about how governments present the appearance of caring about an issue while changing nothing.

You call for an inquiry. Let the inquiry run for a couple of years. Then recommend a Royal Commission. Another couple of years gets chewed up. At the end of the process, identify an unpopular minority to blame for the problem and scapegoat them. Nothing has changed but you&rsquo;ve created the appearance of serious action.

[smartcode_project:default project_id=2407 project_image_fid=77658]

It sounds farcical but Australia actually did this with housing affordability. There was a series of Federal Government inquiries and at the end of a very low process, devious politicians decided to scapegoat foreign investors as the cause of the affordability problem.

That gave politicians a licence to slug foreign investors with a series of new charges, all under the guise of improving affordability. It was an incredibly cynical exercise - a revenue-raising measure, pure and simple &ndash; and nothing changed about affordability because foreign investors were never the problem.

At the last Federal Election, the Labor Party under Bill Shorten sought to save money in the Budget (they fully expected to win) by proposing to scrap negative gearing and increase capital gains tax &ndash; but tried to dress it up as a measure to improve housing affordability. When asked &ldquo;Does this mean that the value of homes will fall under your policies?&rdquo;, Shorten claimed that it did not. The value of homes would not fall. This begged a follow-up question: &ldquo;How, then, will affordability improve?&rdquo;

Labor front-bencher Tanya Plibersek, in the lead-up to the 2019 election, claimed that the typical property investor in Australia owned 15 or 20 properties. Given that the official data shows that the typical investor owns one or two properties, this was an outrageous lie. But quite deliberate and calculated.

Federal Labor (and many sections of the media) generally portrayed property investment as something akin to a criminal activity, thereby scaring off investors already discouraged by APRA measures.

The outcome is a national rental shortage crisis.

Yes Minister was a documentary, not a comedy. And we will never resolve the housing affordability issue until we understand that the politicians are the problem.

Daniel Andrews and Tim Pallas would swear they cared more about FHBs and housing affordability than anyone else in the nation, standard politician bunk

terryryder

How state governments smash housing affordability: Terry Ryder

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Since the pandemic, developer sales trends have revealed that first home buyers are becoming increasingly focused on quality of life, rather than location.

Urban spoke with Cedar Woods COO Patrick Archer, who provided the following insights about what to expect in property this year.

“[First home buyers] are looking for quick access to green space and a real sense of community”, he said.

<a href="/new-townhouses/addison-walk-williams-landing"><img alt="" height="3400" src="https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/lincoln-apartments-100-overton-road-williams-landing-765d957441bcbab9cdee57559b9fe828.jpg" width="5100"></a>

According to Archer, 2020 buyer trends that are likely to continue into the new year is the strong renaissance of the suburbs, with buyers taking a keen interest in developments designed around local amenity and wider community living.

This has been true for Cedar Woods’ masterplanned community developments, St.A and Lincoln, who have seen significant interest from first home buyers.

Over the financial year, first home buyers made up 64 per cent of purchases at the 250-dwelling St.A project in Melbourne’s north-western suburb of St Albans.

<a href="/new-townhouses/st-a-1-griffiths-street-st-albans"><img alt="" height="2004" src="https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/sta-10-mckechnie-street-st-albans-9d1abe1b454fe77398ed1c690a5cfdf6_0.jpg" width="3000"></a>

As first home buyers look at moving to the suburbs and tuning into this new way of life, Cedar Woods has put forward a range of apartments and townhomes so that buyers can choose what works for their lifestyle.

<h2>Is now the time to buy?</h2>

The current low interest rates and government incentives mean that, for many first home buyers, it is cheaper to own than to rent, and new developments are no exception.

“Right now, first home buyers should be looking to take advantage of all the government grants and concessions while they can. Targeting your search to new developments that meet the criteria of the incentives will mean you are getting a considerable saving.” Archer said.

Before the Federal HomeBuilder grant and other state Government schemes come to an end in March, now may be the best time to cash in on the competitive offers by many developers who are also offering additional incentives to buyers and investors.

However, Archer emphasises the importance of knowing your developer.

“Every first home buyer has different needs for their home but one thing they all want is to have complete trust in the developer”, he said.

His advice? Buy from a developer with a track record and long-term commitment to delivering quality projects. 
 

<h2>Cedar Woods’ Lincoln Apartments at Williams Landing</h2>

According to Archer, Lincoln Apartments is designed around local amenity, community and open space, and offers many first home buyers the opportunity to access a range of government incentives.

<a href="/new-townhouses/addison-walk-williams-landing"><img alt="" height="1333" src="https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/lincoln-apartments-100-overton-road-williams-landing-db709a9bbd193a26b59a6e057637cc46.jpg" width="2000"></a>

Prioritising community living and access to green space, Lincoln Apartments brings both convenience and quality to residents.

Designed by DKO Architecture, the five-storey building features sculptural elements, a rooftop garden, residents’ gym and north-facing balconies.

<a href="/new-townhouses/addison-walk-williams-landing"><img alt="" height="2400" src="https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/lincoln-apartments-100-overton-road-williams-landing-a506725222c6c442d6e2e9b1c433b5f0.jpg" width="6000"></a>

Two-bedroom apartments in the complex start from $419,000.
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Urban spoke with Cedar Woods COO Patrick Archer, who provided the following insights about what to expect in property this year

First Home Buyer Advice

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