Abadeen Doubles Yield in $36m Sydney Policy Play

Abadeen has moved on a Sydney eastern suburbs conservation site to reposition three Inter-War walk-ups into a $36-million higher-yield apartment project following state planning reform. Executive chairman Justin Brown told The Urban Developer the acquisition came after the state locked in Low and Mid-Rise (LMR) provisions, opening scope for increased density across established metropolitan suburbs. The 1514sq m corner site at 101-115 Edgecliff Road, Woollahra, currently comprising three separate three-storey walk-up blocks, would be redeveloped into a six-storey Squillace Architects-designed building ( pictured at top ) retaining and reconstructing key street-facing facades. Under the new scheme, apartment numbers would increase from 28 to 29 while bedroom numbers would rise from 32 to 66—a deliberate shift in yield rather than unit count. “The near doubling of bedroom count reflects a deliberate move toward family-capable and downsizer-appropriate housing, rather than simply maximising unit numbers,” Brown, who also founded Abadeen, said. Existing stock is dominated by one-bedroom units. ▲ The Inter-War walk-up at 113 Edgecliff Road, within Woollahra’s conservation area, is earmarked for facade retention and a vertical extension. Under the proposal, layouts would be reworked into four one, 13 two and 12 three-bedroom apartments across six levels. Brown said market testing pointed towards established owner-occupiers rather than investor-grade stock. “In Woollahra specifically, the buyer profile tends to skew toward established owner-occupiers… larger apartments with generous living areas, storage, and parking better align with market expectations and long-term neighbourhood stability,” he said. “Ultimately, the mix was shaped by a combination of planning opportunity, feasibility and on-the-ground market intelligence.” Local controls limit height to 10.5m and floor space ratio to 0.65:1. Under LMR, the proposal seeks six storeys rising to 22m with a floor space ratio of 2.2:1. “Importantly, the LMR uplift provisions deliberately encompass conservation areas and contributory buildings, excluding only identified heritage items,” Brown said. ▲ A Squillace rendering of Abadeen’s six-storey Woollahra scheme, adding height and bedroom density under LMR settings. “In our view, the proposal strikes an appropriate balance between delivering additional housing in accordance with the SEPP and respecting the defining elements of the contributory buildings.” Two basement levels would sit beneath retained facades, delivering 50 car spaces along with storage and services—provision aligned with the scheme’s shift towards larger, owner-occupier apartments. “Two basement levels in any established urban setting introduce complexity, and this site is no exception,” Brown said. “The retention of the existing street facades also influenced the basement strategy. Maintaining and stabilising the contributory fabric while undertaking excavation requires detailed staging, structural support and careful sequencing.” The property is within Woollahra Heritage Conservation Area. “The contributory value of the Inter-War apartment buildings lies primarily in their collective streetscape presence,” Brown said. ▲ An aerial photo of the three-storey blocks currently comprising 28 predominantly one-bedroom apartments. “By retaining, reconstructing where required, and conserving the primary facades … the established streetscape character of Woollahra is maintained. “In this context, adaptive reuse involves the retention of significant heritage fabric. It is not wholesale demolition, but a considered integration of retained fabric with new built form.” The Woollahra Council has expressed concerns about LMR reform since it was implemented last year, but Brown said uplift and heritage preservation could coexist. “Woollahra Council places a strong emphasis on respecting neighbourhood character and heritage streetscapes, and we understand the concerns raised about the LMR reforms,” he said. “We believe this proposal demonstrates how state policy can be implemented in a way that delivers quality housing outcomes while respecting local character.” ▲ A street view of the proposed six-storey redevelopment retaining the original brick street facades. Brown said similar conservation-area opportunities were emerging. “This isn’t a one-off for Abadeen. While Woollahra is unique, the LMR highlights a wider pipeline of contributory and conservation sites across Sydney.” The Woollahra scheme is part of Abadeen’s $3.5-billion national pipeline spanning NSW, Victoria, Queensland and Western Australia. Recent completions include KOYO at Crows Nest and ENSO at Neutral Bay, while projects are progressing at Cremorne, Naremburn and on the Gold Coast.

Abadeen Doubles Yield in $36m Sydney Policy Play

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