A boutique residential tower has been proposed for a long vacant inner city site at 440 Upper Edward Street, Spring Hill, with plans lodged for a 10 storey mixed use development comprising eight large format apartments above a ground level food and drink tenancy.
The development application, submitted by Karam Boutique Residential, seeks approval for a material change of use for multiple dwellings and centre activities on a 304 square metre site within Brisbane’s City Centre Expansion Precinct, immediately north of the CBD.
The proposal departs from the more common one and two bedroom apartment model typically delivered in Spring Hill, instead focusing on significantly larger dwellings intended to cater for families, downsizers and intergenerational households seeking an inner city lifestyle with generous internal space.
Plans prepared by Toohey & To Architects show a slender tower form rising from a podium structure that addresses Upper Edward Street with a landscaped frontage and an active ground level interface. The building would rise 10 storeys to a height of approximately 31.5 metres, with an additional lift overrun above roof level.
Project Rundown
| Development Parameter | Proposed Development |
|---|---|
| Address: | 440 Upper Edward Street, Spring Hill |
| Development Type: | Mixed use residential tower |
| Site Area: | 304m² |
| Gross Floor Area (GFA): | Approximately 2,920m² |
| Height: | 10 storeys / approximately 31.5 metres plus lift overrun |
| Apartments: | 8 apartments (7 x four bedroom, 1 x six bedroom penthouse) |
| Elevators: | 1 elevator (lift to unit ratio of 1:8) |
| Communal Space: | None proposed |
| Retail: | Ground level food and drink outlet (approximately 15m²) |
| Car Parking: | 18 spaces via automated car stacking system |
| Bike Parking: | 10 spaces total |
| Developer: | Karam Boutique Residential |
| Architect: | Toohey & To Architects |
| Landscape Design: | Toohey & To Architects |
| Town Planner: | NorthGroup Consulting |
| Sustainability: | Rooftop Solar: No planned rooftop solar panels Energy Efficiency: Passive design principles and natural ventilation Waste Management: General bin chute however no recycling bin chute provided meaning residents will need to manually take recycling to the bin room Water Conservation: Stormwater discharged to Upper Edward Street Green Landscaping: Integrated planters, podium deep planting and feature tree Active Transport Facilities: Resident and visitor bicycle parking provided |
| Date Submitted: | December 2025 |
| Assessment Level: | Impact assessable |
| DA Application Link: | A006934811 |
Want to get notified if purchase opportunities in this project become available?
Are you interested in receiving future sales and marketing information about this project? While we don’t know exactly when sales for this project will commence, your details will be added to a database of interested Brisbane Development buyers. If the developer chooses to access the database, you could be among the first to be contacted by their team when sales begin.
No commitment—just the opportunity to secure your place at the front of the queue for Brisbane’s next great address.
Levels two through eight would each accommodate a single full floor four bedroom apartment, while the upper levels would be combined into a two storey six bedroom penthouse with access to a substantial private roof terrace. Each apartment is designed with a strong indoor outdoor relationship, private terraces and layouts that allow for cross ventilation across the narrow site width.
At street level, a small food and drink outlet of approximately 15 square metres is proposed, intended to introduce pedestrian activity and provide activation along a section of Upper Edward Street that currently lacks active uses. The ground floor design incorporates landscaping and setbacks to soften the interface between the building and the public realm.
Vehicle access would be provided from Upper Edward Street via an existing crossover, with parking accommodated through an automated car stacking system within a single basement level. A total of 18 car parking spaces are proposed, including residential and visitor spaces, along with bicycle parking for residents and visitors. The automated system is intended to minimise basement excavation and reduce the visual dominance of vehicle infrastructure at street level.
Landscape elements are integrated throughout the building, including deep planting at podium level, balcony planters and a landscaped internal void designed to bring greenery into the centre of the building. A feature tree is proposed at podium level, visible from the street and contributing to the building’s subtropical character.
Private open space is provided for each dwelling via terraces ranging from approximately 24 to 48 square metres, while the penthouse includes a roof terrace of approximately 150 square metres. No communal open space is proposed beyond private residential areas.
The site sits within the Principal Centre Zone under Brisbane City Plan and forms part of the Spring Hill City Centre Expansion Precinct, an area earmarked for higher density mixed use development as part of the CBD’s northern expansion. The application is impact assessable due to the proposed building height and number of storeys.
The site has a long development history, having previously received court approval for an office building that has since lapsed. The new proposal represents a shift toward high amenity residential use while retaining a modest commercial presence at ground level.
If approved, the development would deliver a low density, design led residential outcome on a constrained inner city site, introducing larger dwellings and a more vertical, slender built form to Upper Edward Street.
Loading ...