An entity directed by HSN's Rafi Assouline and Rebel Property's Allen Linz has filed plans for an impressive new precinct in Woolloomooloo.

The major mixed-use development would transform a prominent William Street site into a new residential village anchored by affordable housing and a large public park.

The proposal, submitted as a State Significant Development Application, covers 164-172 and 174-194 William Street, a 6,398 sqm site between Forbes Street and Dowling Street on the southern edge of Woolloomooloo.

Designed by fjcstudio in collaboration with Bangawarra, Studio Bright and Tribe Studio Architects, the scheme would deliver 227 apartments across four residential buildings ranging in height up to 18 storeys, alongside retail space, public domain improvements and a new publicly accessible park.

<img alt="Rebel" data-entity-type="file" data-entity-uuid="0eb59b7c-914a-4a5c-b849-3a56749f5e93" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-12%20at%2011.18.51%E2%80%AFAM.png?VersionId=mxM6EEqeoLjrCiTlCzTKTvzpKuh6kSkH" />

It's another design scheme for Rebel, who took <a href="https://www.apartments.com.au/news/nsw/first-look-rebel-property-group-takes-woolloomooloo-precinct-to-nsw-government">concept plans to the NSW Gov late last year</a>.

The latest plans will be a mix of 167 build-to-sell apartments and 60 affordable apartments, with the affordable housing component representing 15 per cent of the project's gross floor area. The apartment mix includes 12 one-bedroom, 53 two-bedroom, 89 three-bedroom apartments and 13 penthouses, while the affordable housing component would comprise 42 one-bedroom and 18 two-bedroom apartments.

<img alt="Rebel" data-entity-type="file" data-entity-uuid="3b3d4553-8a8c-4af5-aa8c-519ffb1e28c6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-12%20at%2011.20.12%E2%80%AFAM.png?VersionId=_Yb6ibN7eDnOtQjCNDK2eviORa4qzgv." />

Rebel Property is seeking to take advantage of the NSW Government's infill affordable housing bonus provisions under the Housing SEPP, which provide additional floor space and height in exchange for the delivery of affordable housing for a minimum of 15 years. The planning pathway allows a 30 per cent increase in floor space ratio and building height where 15 per cent of the development is dedicated to affordable housing.

&nbsp;

At the centre of the development is a 1,356 sqm sunlit public park designed to become a new community gathering space at the gateway to Woolloomooloo. The park would be complemented by a network of pedestrian laneways connecting William Street with the surrounding streets, improving permeability through what is currently a largely impermeable block.

<img alt="Rebel" data-entity-type="file" data-entity-uuid="257af931-a393-4007-8c6d-7219796df58d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-12%20at%2011.20.51%E2%80%AFAM.png?VersionId=KAHy94GrhaReFsWTGDKfy39EDJ8gEEv4" />

The design team says the public domain has been heavily influenced by the site's topography and Aboriginal cultural heritage, drawing on the escarpments, gullies and landscape characteristics that historically defined the area before urbanisation. The landscape design has been developed in partnership with First Nations consultancy Bangawarra.

The project would be delivered across four separate buildings. The William Street East and William Street West buildings, designed by fjcstudio, would contain the majority of the apartments. Melbourne-based Studio Bright has designed the Forbes Street building, while Tribe Studio Architects is responsible for the Dowling Street building.

Rebel had secured approval for the concept plans late last year.

Joel Robinson

First look: HSN, Rebel, advances Woolloomooloo precinct plans

A locally heritage-listed furniture showroom on Water Street is set to become the centrepiece of a new mixed-use residential development as local developer&nbsp;<a href="https://www.apartments.com.au/developers/keylin-group">Keylin</a> seeks approval for <a href="https://www.apartments.com.au/new-apartments/lotus-on-water-street-290-water-street-fortitude-valley-qld-4006">Lotus on Water Street</a>, a 15-storey project on the Fortitude Valley side of Spring Hill.

The proposal spans 290 Water Street and 137-141 Warry Street, combining several properties into a 2,869 sqm site that sits between Fortitude Valley, Spring Hill and the rapidly evolving Victoria Park precinct. Keylin's plans would deliver 132 apartments alongside new retail, hospitality and commercial space, while retaining and repurposing the historic Brunswick Home Furnishers Showroom that fronts Water Street.

Designed by <a href="https://www.apartments.com.au/architects/jackson-teece">Jackson Teece</a>, Lotus on Water Street comprises a 12-storey residential tower rising above a three-storey podium and communal rooftop terrace. The development includes 76 apartments classified as multiple dwellings and a further 56 units proposed as short-term accommodation, designed to be flexibly used as either accommodation or permanent residences. The apartment mix comprises six one-bedroom, 54 two-bedroom and 16 three-bedroom homes.

<img alt="First look: Keylin unveils heritage-led Lotus on Water Street tower in Fortitude Valley" data-entity-type="file" data-entity-uuid="9822bb79-6c49-49c9-95ba-319e8c8d81c3" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/fortitude%20valley%20front.png?VersionId=ioW8zbN4UVebbLetTFuv92t.HkdgfR5e" />

Residents would have access to an extensive rooftop recreation level spanning more than 1,200 sqm of communal open space. Plans include a pool, gym, sauna, infrared sauna, yoga area, library, private dining room, barbecue facilities and landscaped entertainment spaces, making the rooftop the project's largest shared amenity offering.

At street level, the proposal focuses on the adaptive reuse of the heritage buildings along Water Street, where 518 sqm of retail and commercial space is planned across shop, office and food and drink outlet uses. A permeable residential lobby would be positioned between the retained heritage buildings, creating a pedestrian connection between the historic streetscape and the new tower behind.

<img alt="First look: Keylin unveils heritage-led Lotus on Water Street tower in Fortitude Valley" data-entity-type="file" data-entity-uuid="269cf3e0-7d13-48bf-a318-05a00deb5c10" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/fortitude%20valley%20podium.png?VersionId=DLXmTCLsp6GOcLpQ0h.0z7wKCw59EhN_" />

The heritage retention strategy is central to the scheme. The development application notes that the Brunswick Home Furnishers Showroom and adjoining heritage buildings will remain, with only non-significant structures on the site earmarked for removal under a previously issued Heritage Exemption Certificate. Levels one and two of the new podium are recessed behind the heritage façades to maintain their prominence within the streetscape.

Jackson Teece has drawn inspiration from the site's manufacturing history when designing the podium. The planning documents state that the façade incorporates perforated metal screening that references the woven and rattan furniture historically produced on the site. Cascading and climbing plants are integrated throughout the podium to soften the building's presentation and screen parking levels behind. The landscape strategy also informs the project's name, Lotus on Water Street, drawing on the historic Spring Hollow waterholes that once ran through Spring Hill and the blue water lilies associated with Meeanjin, Brisbane's traditional name.

The proposal also incorporates the neighbouring property at 141 Warry Street, currently occupied by a healthcare service. The existing building would remain, with nine dedicated parking spaces allocated within the new development to support its ongoing operation. In total, Lotus on Water Street proposes 117 car spaces, including 110 resident spaces and seven visitor bays, alongside 100 bicycle spaces.

<img alt="First look: Keylin unveils heritage-led Lotus on Water Street tower in Fortitude Valley" data-entity-type="file" data-entity-uuid="70cf07bc-4fd8-4e70-92dd-be8b21c4e4f0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/fortitude%20valley%20site.png?VersionId=txlxrJImM0Sm_vTzHVKh5DDUkyL_CiiA" />

The site sits within the Spring Hill East Precinct of the Spring Hill Neighbourhood Plan and is positioned around 650 metres from both Fortitude Valley Station and Exhibition Station. It is also within walking distance of the King Street precinct, Royal Brisbane and Women's Hospital, Herston Quarter and Victoria Park, which is earmarked to become a major venue precinct ahead of the Brisbane 2032 Olympic and Paralympic Games.

Planning documents describe the location as a key gateway between Spring Hill and Fortitude Valley and highlight the area's increasing importance as new transport infrastructure and Olympic-related investment reshape Brisbane's inner north. The development team argues the project will contribute additional housing supply while activating a section of Water Street that has historically received less investment than other parts of the Valley.

Keylin has become increasingly active across Brisbane and southeast Queensland, assembling sites in strategic inner-city locations. They are currently selling and delivering <a href="https://www.apartments.com.au/new-apartments/oria-spring-hill-447-gregory-terrace-spring-hill-qld-4000">Oria Spring Hill</a>, just over 140 apartments due for completion in 2027.

Keylin plans heritage-led Lotus on Water Street apartment development in Fortitude Valley

Roseville is poised for a wave of new apartment development following the NSW Government's rezoning of land around Roseville Station under its Transport Oriented Development program.

The new planning controls have unlocked significant development potential within walking distance of the station, with a number of sites expected to be amalgamated and redeveloped in the coming years as developers seek to take advantage of the increased density allowances.

One of the more restrained developments in the precinct, and set among the first to be delivered having commenced well before the recent changes, is Hyecorp's Juliet. The boutique apartment project is already well under construction and remains on track to welcome residents by the end of the year, offering a markedly different proposition to many of the larger-scale developments now likely to emerge across the suburb.

[smartcode_project:default project_id=7395 project_image_fid=278194]

<a href="https://www.apartments.com.au/new-apartments/juliet-roseville-64-pacific-highway-roseville-nsw-2069">Juliet</a> will comprise just&nbsp;34 one-, two-, and three-bedroom apartments opposite Roseville Station. For Hyecorp, which has delivered projects across Sydney's Lower North Shore for more than three decades, Roseville presented a rare opportunity to address a growing gap in the market.

"<a href="https://www.apartments.com.au/developments/roseville-nsw-2069">Roseville</a> has long been one of the North Shore's most tightly held and desirable suburbs, offering a unique combination of village charm, established greenery, excellent transport connections, and proximity to some of Sydney's best schools and lifestyle amenities," Hyecorp said.

"We recognised a growing demand from local homeowners seeking to downsize without leaving the community they have built their lives around. The location presented a rare opportunity to create homes that cater specifically to that buyer profile."

[smartcode_project:default project_id=7395 project_image_fid=278196]

The six-level development has been designed by <a href="https://www.apartments.com.au/architects/pbd-architects">PBD Architects</a> as a collection of residences that feel more like homes than apartments. The brief centred generous floorplans, abundant natural light, quality finishes, and strong connections to outdoor space.

PBD Architects drew inspiration from Roseville's established garden suburb character, creating a building that sits comfortably within its surroundings rather than dominating them. The architecture incorporates natural materials, soft forms, layered landscaping, expansive balconies, and generous setbacks to strengthen the connection between residents and the suburb's leafy environment.

"The focus was on designing spacious, house-like residences for discerning owner-occupiers and downsizers who wanted to remain on the North Shore without compromising on comfort, privacy, or design," PBD said.&nbsp;

"Every apartment was to feel considered, timeless, and highly functional."

[smartcode_project:default project_id=7395 project_image_fid=278195]

Inside, residences feature engineered timber flooring, stone kitchen benchtops and splashbacks, integrated Fisher &amp; Paykel appliances, ducted air conditioning, and large outdoor entertaining areas designed to take advantage of district and treetop views.

Residents will also have access to a rooftop barbecue and lounge area, alongside practical amenities including parcel lockers, EV charging capability, bicycle storage, a dog wash bay, and a basement car wash facility.

The majority of purchasers so far have been local owner-occupiers from Roseville, Lindfield, Chatswood, Killara, and the broader Upper North Shore, many of whom are transitioning from larger family homes.

"Buyers are looking for spacious, house-like apartments that allow them to downsize without feeling like they are sacrificing comfort or functionality," Hyecorp noted.

"They value large kitchens, generous living areas, ample storage, quality finishes, secure parking, lift access, and low-maintenance living."

[smartcode_project:default project_id=7395 project_image_fid=278204]

Juliet sits directly opposite Roseville Train Station and within walking distance of Roseville Village, while Chatswood's retail and dining precinct is only minutes away. The development is also surrounded by some of Sydney's most established schools, including Roseville College, Ravenswood, Pymble Ladies' College, and Knox Grammar, as well as nearby parklands and golf courses.

Juliet is currently more than 75 per cent sold ahead of its anticipated completion in late 2026.

[smartcode_project_cta:default project_id=7395]

Juliet to sit quietly amid Roseville apartment boom

Sherpa Property Group has unveiled the third instalment of its Flourish series, securing full approval for the two-tower, $500 million Flourish Soleira development in Palm Beach.

<a href="https://www.apartments.com.au/new-apartments/flourish-soleira-1150-1154-gold-coast-highway-palm-beach-qld-4221">Flourish Soleira</a> will rise from a prominent site in the commercial heart of Palm Beach, the long-time home of Cash Converters and a range of local retailers.

The project will introduce a new retail and dining precinct at ground level, beneath 286 apartments.

[smartcode_project:default project_id=150017 project_image_fid=370959]

“We’re very committed to not only providing affordable residential offerings that are much needed in Palm Beach, but also delivering a vibrant new commercial heart that complements the extraordinary growth of the southern Gold Coast,” Sherpa Property Group founder Christie Leet said.

The development will sit under Sherpa's Flourish brand, which is aimed at providing a pathway into the beachside suburb for locals, first-home buyers and downsizers. In a move designed to assist first-home buyers entering the market, Sherpa has reserved all one and two-bedroom, one-bathroom apartments exclusively for eligible first-home buyers.

[smartcode_project:default project_id=150017 project_image_fid=370964]

“Our vision through Flourish is to create a vibrant retail and lifestyle focal point within the Palm Beach centre zone, delivering thriving communities underpinned by lifestyle-rich locations,” Leet said.

“So far, Flourish has been an incredible success, and we hope to carry this momentum as we progress the next two Flourish projects in Palm Beach.”

[smartcode_project:default project_id=150017 project_image_fid=371430]

Located across 1150-1164 Gold Coast Highway and 3 Sixth Avenue, the development will comprise two towers. The northern tower will deliver 154 apartments, while the southern tower will add a further 132 residences, helping address ongoing demand for new apartments in the tightly held coastal suburb.

Flourish Soleira will also feature the most extensive rooftop amenity offering ever delivered in Palm Beach.

The two towers will be connected by a skybridge, with residents gaining access to a rooftop recreation deck featuring a full-width swimming pool, hot and cold plunge pools, wellness spaces, a gymnasium, private dining facilities, massage treatment rooms, barbecue areas, a basketball court, golf simulator, indoor and outdoor dining spaces, sun lounges and extensive landscaping.

LPS Group is expected to start construction later this year.

Sherpa is already well advanced on construction of its debut Flourish project, Flourish Amargo, located just around the corner from Soleira. Meanwhile, Flourish Oasis, positioned opposite Amargo, recently commenced construction and has nearly sold out its collection of 47 apartments.

[smartcode_project_cta:default project_id=150017]

Sherpa unveils $500m mixed-use Palm Beach precinct, Flourish Soleira

Are mortgage holders set to get a reprieve from the RBA in 2026?

Big Four bank NAB believes so. They are now expecting the next move from the RBA to be a cut, rather than a hike, which they had pencilled in for August. They are unsure of the timing of the cut however, they note in their latest&nbsp;NAB Economics RBA Watch.

NAB Chief Economist, Dr Sally Auld, said recent data suggests the economy has lost momentum and the outlook for rates has shifted, noting that the broader economic backdrop has changed since earlier in the year.

“The next move in the cash rate is likely to be down, but the timing is uncertain," Dr Auld said.

"In February, growth was above trend, the economy was operating above capacity and there was uncertainty over the restrictiveness of rates. None of these conditions exist today,” she outlined.

Dr Auld said recent data pointed to softer momentum across the economy while acknowledging that at the same time, uncertainty remains a key feature of the outlook.

“Both Q1 GDP data and the NAB business survey suggest momentum in the economy has slowed, meaning that growth has likely peaked for the cycle. That said, we are cognisant there is still considerable uncertainty around the outlook, both with respect to activity and inflation.”

Dr Auld said inflation risks and labour market outcomes would be important to watch.

“On the prices side, we are still forecasting above target core inflation through to mid-2027. Margins will compress and weaker labour market outcomes are a risk.”

She said tighter financial conditions are expected to weigh on housing and activity.

“Tighter financial conditions will be reflected in a slowing in house price growth and housing credit growth. In summary, we have greater conviction that the next move in rates is down, but less conviction on the timing.”

Mortgage relief? NAB forecasts RBA rate cut, not hike, after softer economic conditions

Thredbo

<html><body>
EXPERT OBSERVER
With Australians now having to holiday domestically, perhaps a local ski resort chalet might be on the minds of property seekers.
<div class="sc-pZzYQ sc-oTcDH cVSFPU">
<img class="sc-qYHHM dyhwPj size-full wp-image-596037" src="https://www.realestate.com.au/blog/images/800x500-fit,progressive/2020/07/04174529/thredbo.jpg" alt="" width="800" height="500"><div class="sc-pTFCl bXqHjO">
This property in Thredbo is recently under offer. Picture: realestate.com.au
</div>
<hr class="sc-pYbQl koSjHi sc-qbCpE geCAmz">
</div>
Thredbo is currently the most popular ski resort for property seekers in Australia, closely followed by Falls Creek.
There are too few sales to see if COVID-19 has impacted pricing at these resorts but we can see that the most viewed property in Thredbo is <a href="https://www.realestate.com.au/property-alpine-nsw-thredbo-131373914" target="_blank" rel="noopener noreferrer">3/8 Cascades Close</a><a href="https://www.realestate.com.au/property-alpine-nsw-thredbo-131373914"></a>.
It features iconic chalet wooden panelling appropriate for an Alpine getaway and is all yours for $790,000.
<img src="https://www.urban.com.au/images/2020/7/5/REA%20ski%20resort.JPG" alt="">
NERIDA CONISBEE is the Chief Economist at the REA
</body></html>

nconisbee-4KnoX9XmtH

Thredbo the most popular ski resort for property seekers: REA's Nerida Conisbee

<html><body>
There's a Thredbo price record after its current holder, Tussock, has been snappily sold, having been listed with $4 million to $5 million price hopes.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/6/28/thredbo%202.jpg" alt="">
Tussock, the alpine chalet located on one of the highest blocks in Thredbo, was designed to be a soft edge between the village and the national park.
It last traded for $3.5 million in 2005 when sold by Melbourne architect Andrew Norbury and his then wife Jane Parker, one of the founders of Country Road. It has been purchased by another Sydney family.
Norbury had designed the home on Crackenback Ridge, with its construction costs put as $1.2 million.
The <a href="https://www.realestate.com.au/property-alpine-nsw-thredbo-131259662" target="_blank">two-storey, five bedroom residence</a> features remote-controlled 15 zone underfloor heating, plus floor-to-ceiling windows looking out on snow gums and passing skiers.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/6/28/thredbo%203.jpg" alt="">
Crackenback Ridge changed mountaintop living with its ski-in, ski-out location.
The ground floor of the home is essentially subterranean with only one of the four elevations revealing itself to the viewer.
Six hundred cubic metres of earth were carved out to slot the home into the hill.  
The upper level is a pavilion structure that sits in a field of Tussock's native grasses and flowers.
The pavilion structure is substantially glazed, creating living areas with a sense of lightness and allowing filtered views of the surrounding alpine environment.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/6/28/thredbo%204.jpg" alt="">
The entry is lit via flashing at the upper level, producing a diffused light that filters through an open staircase and into the subterranean entry foyer. This creates an unexpectedly light and warm entry which then leads up into the pavilion spaces.
Reducing conventional height and visible bulk, the main sleeping quarters were buried into the site with a lightweight living pavilion stepped back into the slope above it.
A wide V-shaped wall of local granite forms the camouflaged outer edge to the subterranean portion. 
"The idea was the bulk of the bedrooms would be warm and cozy downstairs, in a space where you don't need much light, and the spaces above, which you inhabit by day, would be all glass," Norbury of METIER3 noted after its construction.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/6/28/thredbo%205.jpg" alt="">
"The knock-on effect is that the living spaces have a great view out across the ski runs.
"This house is actually very inconspicuous given how big it is [450 square metres]."
By pushing one level underground, the architect halved the permitted site coverage, allowing more space between buildings.
The initiative also broke with the comparatively uniform typology of houses in the village, a conscious goal of the architect.
"You just see a single pavilion," said Norbury. 
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/6/28/thredbo%206.jpg" alt="">
Before this design, Norbury had another residence on Crackenback Ridge a little further down the hill which won a commendation in the premier national architecture prize for housing, the Robin Boyd Award, in 1997. 
They sold the home when it became "built out" by other lodges.
Over recent years the most significant sale was De Dacha lodge, set in the village, which fetched $2.25 million.
Overlooking the duck ponds, the four-bedroom European alpine-style lodge ranks among the loveliest of the village’s private abodes.
Former society model Fiona Campbell sold the chalet, which has been an $8000-a-week peak season rental, to the ski-loving Punch family through local agent Doug Edwards at Mountain High Real Estate.
Lendlease resort manager Albert Van der Lee had built it for a mere $28,000 and lived there from 1962 to 1984.
It traded in 1994 for a record $810,000 when Campbell and her then husband, publisher Matt Handbury, bought it from village developers Lendlease. 
Around $240,000 will get you a studio apartment in Central Thredbo. 
Being in Kosciuszco National Park, buyers secure a Torrens Title Leasehold, with leases running until 2057/58.
Owners buy the right to occupy a certain number of beds within a building.
Even out of season, Thredbo is buzzing with crowds clad in sports-luxe, trekking and pedalling up summits.
In summer "it's like having a farmhouse", Norbury said of Tussock. 
</body></html>

firstname1-iYD4UYzvBa

Fresh Thredbo price record after sale of Tussock ski chalet on Crackenback

<html><body>
Winter has come and that means heightened interest in snow property on Mount Kosciusko.
The Thredbo price record is set to be broken with its current holder, Tussock, now listed for sale.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/6/28/thredbo%202.jpg" alt="">
Tussock, the alpine chalet located on one of the highest blocks in Thredbo, was designed to be a soft edge between the village and the national park.
It last traded for $3.5 million in 2005 when sold by Melbourne architect Andrew Norbury and his then wife Jane Parker, one of the founders of Country Road.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/6/28/thredbo%203.jpg" alt="">
Norbury had designed the home on Crackenback Ridge, with its construction costs put as $1.2 million.
The <a href="https://www.realestate.com.au/property-alpine-nsw-thredbo-131259662" target="_blank">two-storey, five bedroom residence</a> features remote-controlled 15 zone underfloor heating, plus floor-to-ceiling windows looking out on snow gums and passing skiers.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/6/28/thredbo%204.jpg" alt="">
Crackenback Ridge changed mountaintop living with its ski-in, ski-out location, Tussock's listing agent, Michelle Stynes at Forbes Stynes Real Estate recalls.
The ground floor of the home is essentially subterranean with only one of the four elevations revealing itself to the viewer.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/6/28/thredbo%205.jpg" alt="">
Six hundred cubic metres of earth were carved out to slot the home into the hill.  
The upper level is a pavilion structure that sits in a field of Tussock's native grasses and flowers.
The pavilion structure is substantially glazed, creating living areas with a sense of lightness and allowing filtered views of the surrounding alpine environment.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/6/28/thredbo%206.jpg" alt="">
The entry is lit via flashing at the upper level, producing a diffused light that filters through an open staircase and into the subterranean entry foyer. This creates an unexpectedly light and warm entry which then leads up into the pavilion spaces.
Reducing conventional height and visible bulk, the main sleeping quarters were buried into the site with a lightweight living pavilion stepped back into the slope above it.
A wide V-shaped wall of local granite forms the camouflaged outer edge to the subterranean portion. 
"The idea was the bulk of the bedrooms would be warm and cozy downstairs, in a space where you don't need much light, and the spaces above, which you inhabit by day, would be all glass," Norbury of METIER3 noted after its construction.
"The knock-on effect is that the living spaces have a great view out across the ski runs.
"This house is actually very inconspicuous given how big it is [450 square metres]."
By pushing one level underground, the architect halved the permitted site coverage, allowing more space between buildings.
The initiative also broke with the comparatively uniform typology of houses in the village, a conscious goal of the architect.
"You just see a single pavilion," said Norbury. 
Before this design, Norbury had another residence on Crackenback Ridge a little further down the hill which won a commendation in the premier national architecture prize for housing, the Robin Boyd Award, in 1997. 
They sold the home when it became "built out" by other lodges.
Since established in the late 1950s, Thredbo has become Australia’s premier ski destination, and home to some special chalets.
It was 1958 when Garry Richardson, son of Merv who'd created the first Victa mower, asked friend and architect Peter Muller to design his ski lodge in Thredbo.
There's Seidler Lodge, with massive angled beams, designed by the Austrian expatriate Harry Seidler which won NSW's top housing prize, the Wilkinson award, in 1965.
Sastrugi Lodge, designed by Otto Ernegg in 1958, was renovated with a Dawson Brown Architecture-redesign three decades later and won the RAIA Canberra Medallion in 2000.
Over recent years the most significant sale was De Dacha lodge, set in the village, which fetched $2.25 million.
Overlooking the duck ponds, the four-bedroom European alpine-style lodge ranks among the loveliest of the village’s private abodes.
Former society model Fiona Campbell sold the chalet, which has been an $8000-a-week peak season rental, to the ski-loving Punch family through local agent Doug Edwards at Mountain High Real Estate.
Lendlease resort manager Albert Van der Lee had built it for a mere $28,000 and lived there from 1962 to 1984.
It traded in 1994 for a record $810,000 when Campbell and her then husband, publisher Matt Handbury, bought it from village developers Lendlease. 
Around $240,000 will get you a studio apartment in Central Thredbo. 
Being in Kosciuszco National Park, buyers secure a Torrens Title Leasehold, with leases running until 2057/58.
Owners buy the right to occupy a certain number of beds within a building.
Even out of season, Thredbo is buzzing with crowds clad in sports-luxe, trekking and pedalling up summits.
In summer "it's like having a farmhouse", Norbury said of Tussock. 
This article first appeared in The Weekend Australian. 
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Thredbo price record set to fall with listing of ski chalet Tussock

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The ski-loving Punch family have bought Thredbo's De Dacha lodge for $2.25 million.
It was sold by former society model Fiona Campbell, now known as Lady Dartmouth through Doug Edwards at Mountain High Real Estate who had a guide of $2.5 million.
It last traded in 1994 when a record $810,000 was paid by Campbell and her then publisher husband, Matt Handbury.
Following their split in 2001, Fiona famously sold Altona in Point Piper but kept the ski lodge. 
It was followed by a marriage to the 10th Earl of Dartmouth William Legge, the grandson of the romance novelist Barbara Cartland, the son of Countess Raine Spencer, and stepbrother to Princess Diana.
This article was first published in the Saturday Daily Telegraph.
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Punch family buy Thredbo's De Dacha lodge 

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De Dacha, the cute ski chalet in the Thredbo village which came with a $2.5 million asking price, has been sold by the former society model, Fiona Campbell.
It last traded in 1994 when a record $810,000 was paid Campbell and her then publisher husband, Matt Handbury to the the village developers, Lend Lease.
Overlooking the duck ponds, the European alpine-style lodge ranks as the loveliest of the village's private abodes.
The red-shuttered Da Dacha is a stand alone chalet which offered four bedrooms, four bathrooms, a lounge room with wood burning fireplace and a dining area with an office nook.
It was a $8000 a week peak season rental.
The lodge was designed by Lend Lease resort manager Albert Van der Lee, who occupied the lodge from 1962 to 1984.
Its building cost was a mere $28,000.
Following her split with Matt in 2001, Fiona famously received Point Piper's Altona, one of Australia's great harbourfront trophy homes, and De Dacha in the matrimonial settlement.
She sold Altona in 2002 for a record-breaking $28 million to hotelier Deke Miskin and his wife Eve.
It was followed by a marriage to a titled Englishman, the 10th Earl of Dartmouth William Legge, the grandson of the romance novelist Barbara Cartland, the son of Countess Raine Spencer, and stepbrother to Princess Diana.
De Dacha was listed by local estate agent Doug Edwards at Mountain High Real Estate. No sale price has yet emerged on the Kosciusko Thredbo sale records.
It has been a busier than usual snow season for property sales with whispers the famous Bernti's premises have been sold.
It still retains the name of the former hosts, Bernd and Tricia Hecher, the always welcoming couple who built their mountain ski lodge in the late 1970s.
He was the stonemason, turned ski instructor and she was the clerk of works, who became the leader of opinions in the tiny village. 
Iconic Athol Lodge is in the process of duplex subdivision with one of the five bedroom apartments just listed at $2 million. Orthopedic surgeons outlaid $1.69 million for Jodee Rich's Athol Lodge back in 2004. 
Obergurgl, located on the corner of Buckwong Place and Brindle Bull, seems set for alterations with a two storey master suite being proposed by the Malouf family. They have consulted the original architect Peter Muller.
The Bellevarde is the newest approved development with construction starting early next year by the veteran snow developer John Fielding.  
This article was first published in the Sunday Telegraph.
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