Pace Gathers Along Brisbane’s Racecourse Road Precinct

The high street economy of Racecourse Road in Brisbane’s inner north is gathering pace as development activity continues to ramp up along the tightly held strip. One new project—or even one additional storey—at a time, it is a precinct on the rise. Two proposals at opposite ends of the corridor—one by Sydney-based Fortis at Hamilton and the other by Brisbane-based Skyhold and Muscolino Shaw at Ascot—underscore this evolution. A change application filed for the Fortis-led scheme at 53 Racecourse Road is seeking a “modest” uplift along with design refinements to an approval secured in late 2025. The revised plans for the 1205sq m site propose a five-storey mixed-use building—up from four—plus rooftop garden, delivering an increase in residential yield from 12 to 16 apartments. Architecturally, the shift in the Koichi Takada Architects design is visually more notable—moving from its previous terracotta palette to a textured white brick facade to achieve “a more refined and durable material outcome that responds positively to the established character of the Racecourse Road precinct”. “The proposed changes represent a refinement and optimisation of the approved development, supporting additional housing supply while maintaining the established design intent and activation outcomes for the Racecourse Road main street corridor,” an Urbis planning report said. “Importantly, the proposal continues to represent a medium-rise mixed-use development that contributes to the ongoing revitalisation of Racecourse Road.” Under the amended plans, the ground plane remains largely untouched with active frontages, small-format retail tenancies and a strong pedestrian interface continue to anchor the scheme, reinforcing the street’s role as a walkable, service-rich spine. Basement parking would be provided for 44 cars and 20 bicycles. Capping the project, the rooftop garden—featurimg a pool, wellness spaces and communal areas—reflects the growing expectation for amenity-rich inner-city apartment living. Meanwhile, a few blocks up the road, the latest addition to the strip’s pipeline of proposed developments has been lodged by developer Zhen Chen’s Skyhold in partnership with interior design studio Muscolino Shaw. ▲ Renderings of the five-storey midrise proposal for 112-112A Racecourse Road at Ascot. The five-storey proposal comprising seven large-format apartments is earmarked for a 810sq m site at 112-112A Racecourse Road, which property records indicate changed hands in February for $5 million. Designed by 111.company, the scheme features a mix of six three-bedroom apartments and a four-bedroom full-floor penthouse, sitting above ground-level parking for 17 cars. A rooftop terrace with two pools is to be split into private open space for the penthouse apartment facing the rear and communal open space for all apartments facing the street. “The proposed development responds to its transitional location between the active commercial precinct to the north and established residential development to the south,” a design intent statement said. “The architectural approach adopts a contemporary design language that reflects the scale, rhythm, and character of the surrounding built form while establishing a distinct identity.” It integrates sculptural columns that flare at their base “anchoring the building visually to the ground plane while contributing a sense of permanence and crafted expression”. Together, the two projects reflect a broader raising of the development stakes in terms of design and placemaking along Racecourse Road. Other developers adding to the strip’s transformation include Silverstone and Graya. Midrise plans have also been filed in recent weeks by a Brisbane-based entity linked to developer Guy Zumbo. The seven-storey proposal—including a partially exposed basement—comprises 21 three-bedroom apartments capped with a rooftop communal recreation level. The curve-filled scheme designed by WallaceBrice Architecture is earmarked for an amalgamated 1616sq m site spanning four lots at 13-19 Kent Street.

Pace Gathers Along Brisbane’s Racecourse Road Precinct

Want to read more?

Marriage, Not an Affair: Developers Rethink Builder Relationships

Era of Pay-to-Stay Urbanism Ending: Snøhetta

Victorian Lot Costs Fall, but Developers Warned Not to Bank on it

Living on the Edge: Finding Feasibility in a Fluid Market

Off-Market Deals, Premium Pricing, Certainty: Hyperlocal Strategy Proves its Worth

In conversation with Paul Salter | Managing Director, Salter Brothers

2026 Hotel Developer Summit | Panel | Arnaud Millecamps, Trudy Crooks & Ivy Cheng

2026 Hotel Developer Summit | Panel | Nigel Greenaway & Letitia Vitale

25Hours Hotel, The Olympia | Tim Greer | Director, TZG

What’s Driving Development in Adelaide Right Now

Prospector Trims Airport Inn Plan for Australia’s Golden City

Yarra Valley Country Club Rezoning Unlocks Prime Bulleen Precinct

Four Asset Supermarket Portfolio Comes to Market

Residential Developer 2026

Urbanity-26 Conference

The Urban Developer Awards for Industry Excellence