MOSAIC SECURES $30M RIVERFRONT SITE FOR LANDMARK SOUTH BRISBANE PROJECT
The developer’s most ambitious Brisbane tower to date will anchor new era of riverfront living.
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Mosaic Property Group has made its long-anticipated move into South Brisbane, acquiring a $30 million north-facing riverfront site at 91 Montague Road for what will become its largest project to date, with Stage 1 expected to carry an end value of around $500 million.
The 4,282-square-metre parcel, purchased from the Schiavello Group through Knight Frank’s Christian Sandstrom, commands 35 metres of uninterrupted Brisbane River frontage and sits in the city’s cultural heart, with access to West End and the CBD.
The site adjoins a precinct earmarked for new parkland, housing, and cultural infrastructure, putting the development at the centre of Brisbane’s next wave of riverside regeneration.
Mosaic has begun concept planning with Bureau Proberts for a luxury, owner-occupier-focused tower consistent with its flagship projects across South-East Queensland.
Founder and Managing Director Brook Monahan said the acquisition represented a pivotal step in the company’s growth and its evolution as a leader in the luxury residential market.
“This is one of the most extraordinary opportunities we have ever secured — a once-in-a-generation riverfront site that gives us the platform to deliver something truly transformative for Brisbane,” Monahan said.
He added that Mosaic’s vertically integrated model and disciplined site-selection strategy had been key to maintaining momentum despite industry headwinds.
“Escalating costs, tighter finance, planning complexity and labour shortages are causing many projects to stall or be shelved. Mosaic’s vertically integrated model and disciplined approach — targeting only the most exceptional locations where people genuinely want to live — has enabled us to continue bringing projects to life.”
Founded in 2004 and rebranded in 2012, Mosaic has completed more than 70 projects worth over $2 billion and has another $2 billion pipeline secured. This year alone, the group has delivered five luxury developments totalling $580 million and currently has six active construction sites worth $1.35 billion.
Monahan said Mosaic’s philosophy remained customer-first. “We had to learn to crawl before we could walk — steadily building capability, growing our people, refining our model, investing heavily in our business, and deepening our understanding of what customers truly value.”
The South Brisbane project is scheduled for release in early 2026.
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Office rents in Sydney, Melbourne and Brisbane are climbing at their fastest pace since the pandemic as tenants compete for premium CBD space amid tightening supply.
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Australia’s major CBD office markets are recording some of their strongest rental growth since the pandemic, with businesses increasingly prioritising premium office space despite elevated geopolitical and economic uncertainty.
Knight Frank’s Australian Office Indicators Q1 2026 report found net effective rents in Sydney and Melbourne CBDs rose at their fastest annual pace since COVID-19, increasing 10.2 per cent and 6.8 per cent respectively over the 12 months to March.
Brisbane posted the strongest growth nationally, with net effective rents climbing 11.7 per cent over the same period.
The report points to a widening divide between prime CBD office towers and secondary office stock, as occupiers increasingly focus on quality, location and workplace amenity when making leasing decisions.
Knight Frank Senior Economist, Research & Consulting Alistair Read said demand remained heavily concentrated in premium assets within core CBD precincts, helping drive stronger rental growth in top-tier buildings.
“Occupier demand continues to be heavily concentrated in the most desirable CBD precincts and the highest-quality buildings, accelerating a sharp divergence between core and non-core markets,” Mr Read said.
According to the report, Sydney’s Core precinct and Melbourne’s Eastern Core significantly outperformed broader CBD markets over the past year.
“In Sydney’s Core precinct and Melbourne’s Eastern Core, net effective rents surged 14.3% and 16.1% over the past year, significantly outperforming the rest-of-CBD precincts,” Mr Read said.
The rental gap between prime and non-prime office locations has also continued to widen sharply.
“As a result, core CBD rents are now 54% higher than non-core locations in Sydney and 93% higher in Melbourne, highlighting the growing premium placed on amenity, accessibility and workplace quality,” he said.
Knight Frank said the strong rental growth across the major CBDs was being underpinned by a limited supply pipeline, with few new office developments expected to be delivered in the near term.
Mr Read said subdued construction activity was likely to support ongoing rental growth and tighter vacancy rates over the medium term, particularly for premium office towers.
“The combination of sustained demand and declining levels of new development will aid ongoing prime rental growth and lower vacancy rates over the medium term, particularly for best-in-class assets,” he said.
The report noted that current economic conditions were making new office developments increasingly difficult to justify financially.
“Economic rents remain well above expected market rents, making the construction of new office towers largely unviable, and concentrating tenant demand into existing buildings,” Mr Read said.
While suburban office markets generally remained subdued compared with CBDs, Melbourne’s Southbank precinct was identified as a relative outperformer, recording annual net effective rental growth of 2.7 per cent.
The report comes as broader Asia-Pacific office markets continue to stabilise following several years of disruption linked to hybrid work trends, inflation and rising interest rates.
Knight Frank’s separate Asia-Pacific Q1 2026 Office Highlights report found Sydney and Brisbane were among the strongest-performing office rental markets in the region, behind only Bengaluru and Tokyo for annual prime net face rental growth.
The Asia-Pacific report also found 18 of the 24 cities monitored across the region recorded stable or increasing rents in the first quarter of 2026, even as geopolitical uncertainty intensified following escalating conflict in the Middle East.
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