MOSAIC’S $200M BURLEIGH PROJECT NEARS SELL-OUT AFTER $180M IN SALES
Josephine by Mosaic has surged towards a sell-out within months, prompting an early construction start as demand builds for ultra-luxury beachfront living.
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Mosaic Property Group’s latest Burleigh Heads development is closing in on a full sell-out after recording more than $180 million in sales within months of launch.
The $200 million beachfront project, Josephine by Mosaic, has seen strong early demand, with the developer now bringing forward construction as remaining stock tightens.
Positioned at 166 The Esplanade, the project marks Mosaic’s fourth beachfront address along Burleigh’s tightly held coastal strip and its fifth in the suburb, reinforcing ongoing demand for design-led, high-end residences in scarce locations.
Designed in partnership with Sydney-based EMK Architects, Josephine comprises 30 half- and full-floor residences across 18 levels, with some residences approaching 500sqm and prices reaching up to $13 million.
A limited number of residences remain, with pricing from $4.5 million.
The project was initially released off-market in late 2025, with early buyers including a mix of local owner-occupiers and investors, many already familiar with Mosaic’s track record.
Mosaic Founder and Managing Director Brook Monahan said the response reflects a growing focus among buyers on quality, certainty and long-term value.
“The market’s response reflects the value of staying closely aligned with people and place,” he said.
He added that the decision to accelerate construction was driven by internal capability and planning rather than short-term market conditions.
“The volatility of recent years… has reaffirmed the importance of the disciplines we have always prioritised,” he said.
The performance of Josephine comes amid continued depth in the Gold Coast’s luxury apartment market, where demand is increasingly concentrated in tightly held beachfront locations.
Completion of the project is expected in mid-2028.
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A landmark beachfront home in Balgowlah Heights has sold for $17.5 million, setting a new residential record for the tightly held Northern Beaches suburb.
The six-bedroom residence at 30A Beatty Street changed hands on July 21 through Clarke & Humel Property, eclipsing its own previous benchmark by $5.7 million.
The property last sold for $11.8 million in October 2017, a result reported as a Balgowlah Heights record at the time. Its latest sale represents an increase of more than 48% in almost nine years and places it well ahead of other known sales in the suburb.
It is not the first time the address has reshaped local expectations. The home sold for $3.15 million in 2013 before extensive alterations and additions transformed it into the substantial trophy residence seen today. From that transaction to its latest sale, its recorded value has increased more than fivefold.
Occupying 1,074sqm in an exclusive no-through pocket, the property backs directly onto the golden sand of Forty Baskets Beach. A gate at the bottom of the garden opens to the beach and surrounding foreshore walks, creating the kind of direct harbour access rarely available on the Northern Beaches.
The home’s elevated, cascading design takes full advantage of its position. Walls of glass frame panoramic views across North Harbour, while a succession of indoor and outdoor living spaces follows the slope towards the water.
Arrival is suitably dramatic. The four-car garage—complete with harbour views—is connected to the residence by a lift. From there, a covered walkway leads through tropical gardens to an entrance framed by a koi pond, stone flooring and soaring ceilings.
At the centre of the home is an expansive living and entertaining level. A stone kitchen fitted with Miele appliances steps down towards the view, incorporating an integrated refrigerator and freezer and a built-in breakfast bar positioned to overlook the harbour.
The adjoining formal dining room opens through a bi-fold wall to a landscaped side courtyard. A substantial living room, anchored by a gas fireplace, also connects to the main terrace, creating a continuous relationship between the interior, gardens and water.
An electrically operated roof allows the terrace to be used in different weather conditions, while automated internal blinds and ducted airconditioning add to the home’s extensive technology and comfort features.
Outside, the entertaining areas continue around a swimming pool and spa. A built-in barbecue, steam room and generous terraces give the property the atmosphere of a private resort, with the beach only steps away.
The accommodation has been arranged to suit a large or multigenerational household.
Four bedroom suites occupy an upper level, while the main bedroom commands an entire floor. The private retreat includes sweeping harbour views, a large walk-in wardrobe and a luxurious ensuite.
On the lower level, a billiard room and bar are accompanied by two bedrooms and a bathroom. A separate self-contained studio provides further flexibility for extended family, guests or live-in staff.
The residence also includes a private home office, yoga room and extensive storage—features that allow it to function as both a secluded family home and a large-scale entertaining destination.
Sustainability and energy resilience have also been incorporated through solar panels and a Tesla battery.
Despite its rare waterfront setting, the property remains close to the conveniences of the lower Northern Beaches. Bus services are approximately 450 metres away, while Balgowlah Village, local schools and North Harbour Reserve are within easy reach. Manly is about three kilometres from the home.
The sale underlines the scarcity premium attached to Sydney homes combining substantial land, direct beach access and uninterrupted harbour views.
Balgowlah Heights has a median house value of about $4.23 million, according to PropTrack data displayed on realestate.com.au. At more than four times that figure, the Beatty Street result sits in a different tier from the suburb’s conventional prestige market.
Its price is also $6.65 million above the $10.85 million paid for neighbouring 30 Beatty Street in December 2025.
While conventional luxury features helped support the result, the defining asset is one that cannot be readily replicated: a private rear gate opening directly onto Forty Baskets Beach.
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