The inner-city skyline of South Brisbane has already experienced significant growth—and it is far from over.
Melbourne-based builder and developer Pellicano has lodged plans for a 41-storey tower comprising 570 build-to-rent apartments.
To be known as Boundary House, it would be among the tallest developments to date in the designated sustainable growth precinct across the Brisbane River from the CBD.
The proposal reflects the ongoing momentum driven by the Kurilpa temporary local planning instrument (TLPI) that facilitates higher-density residential development to improve housing supply and affordability.
It is earmarked for a 3645sq m site at 55 Boundary Street that property records show was acquired in 2023 for $22 million.
According to the planning documents, Boundary House would be managed under the company’s Pellicano Living branded build-to-rent model.
Overall, the tower would accommodate a mix of 205 studio, 320 one-bedroom and 45 two-bedroom apartments across 35 residential levels.
“The proposed development provides for affordable and diverse housing outcomes through the integration of the build-to-rent model and flexible unit typology configuration,” the documents said.
“Within the build-to-rent model are dual-key apartments that are effectively two separate units (one-bedroom and two-bedroom) that share a common entrance allowing them to operate as either a unified home or two distinct residences.
“The benefit of such an arrangement is that it provides adaptability for residents and flexibility for Pellicano to rent out both units as a single dwelling or rent out each unit individually in accordance with market demands at the time.
“This arrangement supports a wide range of contemporary living needs including multi-generational families, co-living arrangements, adult children or elderly parents living semi-independently.”
Under the plans, the proposal would also provide 2173sq m of podium-level office space and a 992sq m tenancy for an integrated health and wellness centre,.
As well, a ground-floor food-and-drink outlet would front a planned 880sq m public plaza on the corner of Boundary and Brereton streets.
Crowning the proposed tower is a rooftop recreation deck featuring a pool, gym, cinema, games room, barbecue and outdoor dining areas—all designed to create a resort-style escape above the city.
Three basement levels would provide parking for 282 cars.
“The proposal comprises an innovative, diverse, high-density mixed-use development, which maximises the site’s location within the Kurilpa TLPI,” the application said.
It noted that the proposed building “presents as a 40-storey building with three podium storeys, however; due to the natural ground level of the site, is technically considered a 41-storey building with four podium storeys”.
Designed by MAS Architecture Studio, it aims to blend subtropical design principles with inner-city vitality, creating what is touted as a “refined, climatically responsive building”.
“Boundary House represents the next step in South Brisbane’s evolution as one of the city’s most dynamic urban neighbourhoods,” an architectural statement said.
“It combines location, lifestyle, and liveability to deliver a development that responds to Brisbane’s growth while contributing positively to the suburb’s long-term identity.
“Guided by the Kurilpa TLPI principles, the architecture prioritises climate-responsive design and celebrates natural materials, greenery, and a strong connection to the outdoors.
“Its cascading greenery and shaded pedestrian arcades create a welcoming edge that enhances the Boundary Street experience while strengthening engagement with the public realm.”
The South Brisbane filing follows the developer last month lodging a proposal reworking approved plans for a Spring Hill tower, converting it to a build-to-rent and short-term accommodation project.
The former owners of the 157-163 Leichhardt Street site—Upra Holdings, a company linked to local entrepreneur Terence Timms—acquired the site for $8.95 million in 2022. Its plans for a 25-storey building of 112 build-to-sell apartments were approved in 2023.
In September Pellicano filed plans with the Brisbane City Council that respond to “shifting residential market dynamics and emerging accommodation needs” and increase the flexibility and functionality of the building’s use mix, the developer said.
And in November of last year, Pellicano lodged build-to-rent plans for either side of the river: a 35-storey tower of 440 apartments proposed for 148 Logan Road, Woolloongabba; and two towers of 477 apartments on the corner of Water and Brunswick streets, Fortitude Valley.
The latter was a Metro Property Group project that Pellicano took over.
