A tightly held stretch of Sydney Harbour waterfront retail has launched to market, with Sydney Harbour Retail at Barangaroo tipped to draw strong domestic and international interest.

Exclusively offered through JLL’s Retail Investments team of Nick Willis, Sam Hatcher and Sebastian Fahey, the asset marks the first time prime Barangaroo waterfront retail has been made available to investors.

The offering comes amid a structural shift in capital flows, with retail investment volumes overtaking those in the office and industrial sectors for the first time on record.

Owned by Marquette Property, the premium harbourfront destination comprises 20 tenancies across 2,600 square metres and boasts 175 metres of direct Sydney Harbour frontage within the $10 billion Barangaroo precinct.

Key tenants including Grill’d, Yo-Chi, Zushi, Lotus, Anason, Love.Fish, Muum Maam and Bourke Street Bakery are delivering productivity of $28,000 per square metre, about 60 per cent above industry benchmarks.

Nick Willis, Executive Director at JLL Retail Investments Australia & New Zealand, said: “2025 marked a turning point for the retail sector. For the first time on record, retail investment volumes outsold both office and industrial sectors, signalling restored confidence and deepening liquidity.

“As capital returns to the sector, we’re seeing a clear preference for assets that offer defensive income and exposure to experience-led spending.”

The property is fully leased under long-term net-lease structures with fixed 4 per cent annual rent reviews, offering predictable income growth. It also benefits from strong foot traffic, supported by approximately 18 million annual visitors to the precinct, 24,000 daily workers and the surrounding affluent mixed-use development.

Sam Hatcher, Head of Retail at JLL Australia & New Zealand, said: “The speciality performance of the asset at $28,000/sqm outstrips almost all major retail and dining precincts in Australia – a staggering 60 per cent above industry benchmarks, providing significant future rental reversion. The 100 per cent net lease structures provide bulletproof income growth potential.”

Connectivity via Barangaroo Metro, Wynyard Station, and nearby ferry terminals underpins the location’s appeal, while integration with luxury residential towers achieving sales rates of more than $90,000 per square metre and A-Grade office buildings creates a strong captive customer base.

According to JLL research, Sydney CBD retail vacancy has fallen from 14.3 per cent in the fourth quarter of 2022 to 3.4 per cent in the fourth quarter of 2025, the lowest level since late 2019. Barangaroo’s office vacancy rate of 4.2 per cent sits well below the wider CBD average of 14.7 per cent, further supporting spending within the precinct.

Designed by ASX-listed Lendlease, the Barangaroo development is Australia’s first large-scale carbon-neutral precinct and has received numerous national and international awards.

A coastal Byron Bay home has undergone a carefully considered transformation, emerging as a relaxed, multi-generational retreat designed for connection, privacy and year-round liveability.

Rather than demolishing and rebuilding, the Dylan Lane project focused on renewal, enhancing the existing structure through natural timber finishes, refined planning and seamless indoor-outdoor integration.

Designed by Oceanarc Architects and delivered by Well Grounded Building, the renovation reflects a growing shift among prestige homeowners towards adapting and future-proofing existing properties.

The result is a contemporary coastal residence that balances architectural restraint with warmth, durability and a deep connection to its subtropical surroundings.

Timber defines warmth and longevity

Central to the project is a carefully curated timber palette that brings both performance and visual cohesion. Vertical Accoya timber cladding defines the exterior, chosen for its durability in coastal conditions and its ability to weather gracefully over time.

“Using timber cladding for the exterior and decking gave us confidence from a performance point of view, especially so close to the coast,” said Guy de Vos, Construction Manager at Well Grounded Building.

“But it also delivers aesthetically, it will weather off to a beautiful soft grey that really suits the Byron Bay environment.”

Inside, Tasmanian Oak flooring runs throughout the main living spaces, complemented by matching doors and mouldings. The natural material introduces softness and warmth while reinforcing continuity across the home’s interior zones.

“Timber was key to getting the feel right,” de Vos said. “The Tasmanian Oak floors, doors and mouldings introduce a softness that makes the spaces feel welcoming and lived-in, rather than overly polished.”

Tropical pool becomes the heart of the home

At the centre of the redesigned layout is a tropical swimming pool oasis, anchoring the home and creating a resort-like focal point without overwhelming the site.

Surrounded by lush planting and layered privacy elements, the pool connects seamlessly with both indoor and outdoor living areas.

“The pool and garden area really became the heart of the project,” de Vos said. “It’s where the family naturally gravitates, whether that’s kids in the water, long lunches outdoors or just quiet moments in the shade.”

The landscaping and spatial planning allow the home to maintain privacy while remaining open to its subtropical environment, reinforcing Byron Bay’s signature indoor-outdoor lifestyle.

Designed for modern family living

The renovation was guided by the need to accommodate extended family while preserving a sense of retreat and independence for individual occupants. Existing spaces were refreshed and subtly expanded, ensuring the home retained its original character while improving functionality.

“The vision was always about creating a place where extended family could come together without feeling on top of each other,” de Vos said. “We wanted the home to feel open and relaxed, but still give everyone their own sense of space and privacy.”

This flexible approach reflects broader trends across Australia’s prestige property market, where homeowners are increasingly prioritising adaptability, longevity and connection to place.

A blueprint for coastal renewal

More than a cosmetic update, the Dylan Lane project demonstrates how thoughtful material selection and restrained design can elevate an existing home into a contemporary coastal sanctuary. By combining high-performance timber, resort-style outdoor spaces and flexible living zones, the renovation delivers both immediate lifestyle benefits and long-term resilience.

Set within Byron Bay’s lush landscape, it offers a blueprint for coastal renovation that prioritises warmth, durability and enduring liveability.

Abadeen has lodged plans for a $36 million boutique residential development in Woollahra, marking the next phase of its expansion across Sydney’s most tightly held eastern suburbs.

The proposal, submitted for 101 to 115 Edgecliff Road, would deliver a six-storey building comprising 29 apartments and 50 car spaces on a prominent corner site bounded by Australia Lane and Adelaide Street.

Positioned within walking distance of Woollahra Village and Bondi Junction, the project aims to combine architectural distinction with the convenience of one of the city’s most connected lifestyle precincts.

The development responds to the NSW Government’s low and mid-rise housing reforms, which allow apartment buildings of up to six storeys within close proximity to major transport and retail hubs.

Abadeen said the design incorporates upper-level setbacks and a carefully articulated form to ensure the building remains sensitive to Woollahra’s established character.

Executive Chairman and founder Justin Brown described the site as a natural fit for the company’s long-term strategy.

“Edgecliff Road is a remarkable site close to Woollahra Village and Bondi Junction and exactly the type of well located, tightly held opportunity we seek,” Brown said.

“Our focus has always been to identify, secure and progress sites that deliver enduring value for residents, communities and our investors.”

The proposal follows the successful launch of Abadeen’s Henri House development in nearby Darlinghurst, where construction is now underway.

Chief executive Joe Tack said the strong response to that project reinforced demand for design-led apartments in the eastern suburbs.

“Woollahra is defined by heritage, lifestyle and connectivity, and the Edgecliff Road proposal presents an opportunity to contribute thoughtfully to the suburb’s evolution,” Tack said.

Established in 2000, Abadeen has built a reputation for premium residential and mixed-use developments, with recent projects including KOYO in Crows Nest, ENSO in Neutral Bay and Hampden in Mosman.

The company currently has more than 20 projects in delivery nationwide and a development pipeline exceeding $3.5 billion.

If approved, the Woollahra project would add to a growing wave of boutique developments reshaping Sydney’s eastern suburbs, where limited supply and enduring lifestyle appeal continue to underpin demand.

North Bondi is one of Sydney’s most coveted addresses thanks to its enviable proximity to Australia’s most famous beach – and the high-profile residents who call it home.

A contemporary six-bedroom house at 117 Brighton Boulevard is a beach house with a very 2026 twist – it’s owned by one of the country’s most influential families.

The vendors don’t come from “old money” and are not of a political persuasion, but the Norris family – also known as The Norris Nuts – have about 20 million social media followers. Former Olympic swimmer Justin Norris, his wife Brooke, and their six children, Sabre, Sockie, Biggy, Naz, Disco and Charm are known for sharing their daily escapades, which reportedly earn them as much as $10,000 a day.

The Norrises purchased the property in 2022 for $15.2 million and then set about transforming the home via a $5 million renovation that enlisted the expert help of award-winning architect Nick Tobias and renowned builders 3M.

Although the family originally intended for the home to house their growing brood, they are now offloading 117 Brighton Boulevard to focus on another North Bondi property they bought back in 2023 for $14.2 million.

Now their reimagined beach house is back on the market with Ric Serrao, Alex Lyons and Christophe Serrao of Raine & Horne Double Bay.

While the agents are not publicly disclosing a price guide, local properties have recently sold for between $13.9 million for a vacant land parcel at 108 Ramsgate Ave and $21.5 million for a penthouse at 6/124 Campbell Parade.

The sleek interiors of the two-storey Norris family home include European oak floors, Calacatta marble surfaces and extensive glazing to capture the coastal light.

At its heart, the spacious open-plan living and dining zone connects to an Instagram-worthy marble kitchen with a grand island bench large enough to welcome half a dozen kids. The space features top-of-the-line appliances and sliding doors opening out to a private backyard, complete with a sun deck and a plunge pool.

The ground floor also houses a family-friendly laundry, a media room, and a main bedroom suite with an ensuite and a walk-in wardrobe with a skylight.

Upstairs, the views come into focus in the expansive second living room. There is a full communal bathroom and four more bedrooms, each with built-ins, one with an ensuite and two with integrated desks.

Fit for a family who works from home, the North Bondi property has a separate studio space out the back with a private entrance.

Throughout the house, the technology has been updated with Control4 automation, a Sonos sound system, Circadian lighting, VRV air-conditioning, automated blinds, heated bathroom floors, and a CCTV security system.

A front courtyard has plenty of room for three cars, a real estate rarity in Bondi, but there is also a DA approval for a double lock-up garage.

The Norris family’s residence at 117 Brighton Boulevard is listed via private treaty with Ric Serrao, Alex Lyons and Christophe Serrao of Raine & Horne Double Bay.

Australia’s housing shortage has long positioned real estate as a cornerstone of wealth creation. But as governments push to deliver 1.2 million new homes, many of them high-rise apartments, investors are increasingly weighing whether vertical living offers the same long-term returns as traditional houses.

While apartments offer lower entry prices and strong rental demand in key locations, critics warn that strata costs, oversupply and lack of land ownership can undermine long-term capital growth.

LOCATION AND LIFESTYLE DRIVE DEMAND

Company RE chief executive Marcus Buskey says thoughtfully designed high-rise developments in lifestyle precincts can deliver strong returns, particularly in premium coastal markets.

Demand remains robust across the Gold Coast and inner-city Brisbane, driven by downsizers, professionals and interstate buyers seeking convenience and lifestyle.

“Apartments in premium Gold Coast areas like Mermaid Beach, Broadbeach and Burleigh Heads have consistently demonstrated capital growth, driven by limited availability, desirability of location and ongoing demand from lifestyle-focused buyers,” Buskey says.

He adds that quality, exclusivity, views and proximity to amenities remain critical factors influencing performance.

MELBOURNE MARKET SHOWS MIXED SIGNALS

Melbourne project marketing specialist Jon Ellis, founder of The Move, says apartments continue to dominate transactions, accounting for 360 of his last 400 sales.

However, he warns not all developments perform equally.

“Some lower-grade apartments in Melbourne may never go back up to the sales price they were achieving a few years ago,” Ellis says.

He notes that construction costs have risen sharply, making it harder to deliver strong investment yields. Yet demand remains strong for well-executed developments.

“Investors purchasing an apartment for $600,000 need to get about $600 a week in rent. If you can get that right and prove it, demand for apartments certainly outstrips residential houses.”

THE LAND FACTOR REMAINS CRITICAL

Like all investment opportunities, others favour a freestanding home over a high-rise apartment.

“In my opinion, the only people who make money from high-rise apartments are the developers who build and sell them,” buyers’ agent Gianni Musumeci says.

For this reason, the Sydneysider steers investors away from high-rise apartments. “While they may appear to be an appealing investment on the surface with attractive guarantees, modern designs and convenient locations at somewhat lower entry points, high-rise apartments are, in my view, rarely a good investment,” Musumeci, of  Leverage Property Advisers, says.

“This is especially the case when compared to standard residential homes in suburban markets, primarily due to the overwhelmingly high supply of apartments, the high level of cash flow expenses, the number of defects commonly found in high-rise buildings and the cost to remediate them, as well as the lack of land ownership, which is the primary driver of capital growth.”

“Economics 101 tells us that capital growth is achieved when diminishing supply meets increasing demand. The issue with high-rise apartments is that they’re typically built in areas with overwhelming supply, and often, that supply exceeds demand,” he says.

“These developments are usually located around major transport hubs, and as a result, if you’re looking to buy in one of these areas, you’re competing with dozens or even hundreds of similar listings.”

“Apartments are far easier to mass produce because the only restriction is how high you can build. You can’t expect strong growth in a market that’s saturated. In contrast, standalone residential homes are limited by land availability,” Musumeci says.

WEALTH CREATOR FAVOURS FREEHOLD PROPERTY

Entrepreneur and investor Scott O’Neill, who has amassed a combined net worth of $252 million with his wife Mina, says his personal experience has reinforced the benefits of freehold ownership.

He owned a high-rise apartment early in his investing journey but sold it after two years.

“The yields can vary significantly, ranging from four to seven per cent, but that’s before accounting for sinking funds and strata fees. Your net returns often drop to between one and two per cent,” O’Neill says.

He says oversupply and rising strata costs can further weaken performance.

“Most long-term property owners end up selling high-rise apartments in favour of freehold properties.”

INVESTMENT DECISION DEPENDS ON STRATEGY

Despite the risks, apartments can still deliver strong results when chosen carefully.

Experts agree that location, developer quality, supply levels and long-term demand are critical factors.

While houses continue to offer superior land value and long-term growth potential, apartments can provide attractive yields and accessibility for investors seeking exposure to high-demand urban markets.

Ultimately, the right investment depends on an investor’s strategy, time horizon and appetite for risk.