You’d have to live in a bubble (which surely some innovative developer is planning as a lucrative new project) to not see the push and pull of proposals to line Sydney Harbour with luxury, high-priced apartment buildings.

When buildings intrude into your million dollar views, it’s hardly NIMFYism (Not-In-My-Front-Yard) if you take more than a passing interest in the design and make your thoughts (let’s face it, objections) known at DA stage. Architects must walk a tightrope to make their proposals  improve the area while meeting the client brief and providing attractive homes for a discerning market, as per our story last week and as has been the case in Neutral Bay.

Central Element has only just wrapped up their Pienza in there and they’ve already lodged the next DA with North Sydney Council – this time for 54–64 Barry Street.

The new site has four older houses on 1,659 sqm. The proposal is for an eight-storey block estimated at $52 million that would deliver 45 apartments: six one-bedroom, 24 two-bedroom and 15 three-bedroom. Eight units are allocated as affordable housing to be managed by Bridge Housing for 15 years under the usual Housing SEPP provisions.

MHN Design Union (the Pienza architects) have gone with a four-storey podium to match the existing street scale, with upper levels stepped back to reduce bulk and limit overshadowing. Communal open space is planned at ground level and on the roof, which includes a pool and outdoor kitchen.

Parking provision is three basement levels with 62 car spaces and 50 bike spots. The location is 250 m from major bus routes and 1.3 km from North Sydney CBD – reasonable transit access by Lower North Shore standards.

The designers says they have tried to balance the usual strata concerns: usable shared areas that might get used, some affordable inclusion, and a form that aims not to antagonise neighbours. Whether that translates to smoother strata meetings and fewer complaints remains to be seen.

This DA is one more example of the ongoing pressure for mid-rise strata in the harbour suburbs from Watsons Bay round to Mosman. Land is scarce, views carry a big premium, and there’s clear appetite for apartment living close to the water without the upkeep of a detached house.

What else is in the pipeline around the harbour

The 2026 pipeline remains busy. Below is a brief rundown of some of the more notable projects currently under way or nearing launch.

Mosman Abadeen is preparing to release three full-floor residences on Burran Avenue in the Golden Triangle, 50 m from Balmoral Beach. Indicative pricing is well north of $20 million per apartment.

Potts Point Ceerose is building Belgravia Potts Point on Victoria Street. Time & Place’s The Chimes will replace an older building with 34 apartments across 12 levels (including ground-floor retail), targeting a 2026 launch.

Kirribilli Made Property has a nine-apartment scheme under construction above Kirribilli Marina. Bulk excavation is under way and the apartments will have Harbour Bridge views.

Bondi Beach Central Element continues the approved $150 million Pearl Bondi (with a high-profile penthouse) and has a further luxury DA progressing at Lamrock Avenue.

Rose Bay Fortis is moving forward with 10-12 Ian Street – five storeys, Mediterranean style, 13 three-bedroom apartments, valued at roughly $28 million. Other proposals (such as 23–31 Dover Road with 49 units) point to the suburb potentially adding close to 200 new apartments by 2027.

Double Bay Smaller boutique and higher-end apartment projects continue near the village centre and waterfront edges.

Darling Point Lendlease’s One Darling Point is a 17-storey tower limited to 41 larger apartments (two- to four-bedroom). Marketing is scheduled to begin early 2026, with emphasis on views spanning Double Bay to Vaucluse.

Darling Harbour Mirvac’s Harbourside Residences is a 48-level tower within a $2 billion precinct renewal. It includes around 260 luxury apartments, penthouses and amenities such as a lagoon-style pool, with handover targeted for mid-2027.

North Sydney Council is currently assessing the Barry Street application. If approved, Neutral Bay will gain another mid-rise strata option in what already looks like a busy 2026 market.

For those of us living in strata schemes, these developments are a reminder to watch how new projects deal with the fundamentals: draft by-laws that work, realistic integration of any affordable housing component, and communal facilities that are practical, durable and properly funded for the long haul.

The harbour-edge strata landscape will always change and with adequate community consultation, that can be a good thing. But, as the old real estate adage goes, you don’t own the view.

Original reporting by Joel Robinson, Apartments.com.au. Collated from Leftfield Communications’ daily feed