Every apartment: two bathrooms, two car spaces, a separate laundry
Bhode sits on a triangular site beside the five-way roundabout where Riding Road meets Hawthorne Road, developed by Cielo Group. Three levels above ground and two below, a café at street level and a pool on the roof — a boutique building, deliberately small. Prices start from $1,529,000, marketed locally by FX Home.
The compromises boutique buildings usually ask for are absent here: every apartment has two bathrooms and two car spaces, every main bedroom has a walk-in robe and an ensuite, and the laundry is a separate 3 to 5 m² room rather than a cupboard, with a basement storage cage on top. Below: those strengths, and the three questions that need written answers.
$1,529,000from · two bed, two bath, two car · a three-level boutique building
Suburb data · BULIMBA
0.71% vacancy, and apartments gone in 22 days
The figures below come from public suburb platforms, read 9 October 2026.
- Median unit price
- $1,200,000Your Investment Property, +20.30% in a year
- Median unit value (valuation method)
- $1,139,121OnTheHouse, as at 31 August 2026, +74.50% over five years
- Median two-bedroom unit
- $1,007,000Domain, by bedroom count
- Median three-bedroom unit
- $1,630,000Domain, by bedroom count
- Median weekly unit rent
- $780gross yield 3.48%
- Median days on market, units
- 22 daysanother platform says 26
- Rental vacancy
- 0.71%Domain's figure, very tight
- Unit sales, past 12 months
- 118a liquid market
Bulimba apartments have risen 74.5% in five years against a 0.71% vacancy — this is a riverside inner suburb where demand outruns supply. The two-bedrooms here start at $1,529,000, about 1.5 times the suburb's two-bedroom median: what is for sale is not an ordinary two-bedroom but a building where every apartment carries two car spaces and its own laundry room. Even so, the suburb's 3.48% yield does not transfer to this price, and no rental appraisal exists for this building. The case here is the home and the position, not the return.
What is for sale · RIDING AND HAWTHORNE ROADS
Two and three bedrooms, 88 to 181 m² internally
Prices come from the developer's price list — that list carries no date, so the current official schedule governs — lowest total first.
| Type | Configuration | Internal | Price range |
|---|---|---|---|
| 2 bed | 2 bath, 2 car | 88–111 m² | $1,529,000 – $1,949,000 |
| 3 bed | 2 bath, 2 car | 125–181 m² | $2,549,000 – $3,995,000 |
The drawings set out what every apartment carries:
- Two bathrooms, two car spaces
- without exceptiona consistency rare in a small building
- Main bedroom
- walk-in robe and ensuitein every apartment
- Laundry
- a separate room, 3–5 m²not a cupboard
- Basement storage cage
- 3.1–10.6 m²one per apartment
- Outdoor area
- 15–45 m²the four ground-floor apartments have 20–32 m² courtyards
- Flexible room
- two apartments add an MPR or study (9 m² and 10 m²)whether it encloses is a contract-drawing question
The trade-offs are on the same drawings, and worth knowing before an inspection: some apartments face west, so test the afternoon sun on site; a few first and second-level plans have small balconies — one 141 m² three-bedroom has just 16 m² outside; and the ground floor shares its level with the café (a 72 m² tenancy plus 60 m² of outdoor trading area) and the loading zone, on a corner of two roads and a roundabout. If you are considering a ground-floor apartment, visit the roundabout once at morning peak and once on a weekend.
Delivery and contract · CIELO GROUP
The developer builds its own work — but the date and the roof need writing down
Design, development and construction in one group
The website states that Cielo designs, develops and builds its own projects. The verifiable delivery evidence is Lua, its $190 million retail precinct on Oxford Street in the same suburb, completed and trading since 2025 with Harris Farm Markets as the anchor.
Completion
Apartments.com.au recorded the project under construction in August 2026 with completion expected in early 2027 — that is a portal record, not a contract. The sales documents carry no completion date and no sunset clause, and the drawings themselves are marked preliminary and subject to change.
Who actually gets the rooftop
The question to settle first. The roof plan shows a 309 m² terrace plus 140 m² of private open space — pool, barbecue, outdoor seating and a bathroom — and the website calls it a private oasis. But the same drawing is labelled ROOFTOP TENANCY, and local coverage in December 2024 described a lift reaching a rooftop terrace open to the public. Residents-only and open-to-trade are different ways to live, and different levy trajectories.
Four documents to have before contract
A dated official price list, the body corporate disclosure (does the levy include a sinking fund?), written confirmation of who may use the rooftop, and the schedule of finishes, which is unpublished. We can request all four.
On holding costs: that undated price list puts the levy, including building insurance, at about $90 to $216 a week — roughly $4,700 to $11,250 a year, with the smallest two-bedroom at the bottom and the 181 m² study plan at the top. That is the cost of a boutique building: few owners share one lift, one pool, one roof and two basement levels. The list does not say whether a sinking fund is included, and council rates and water are unpublished. Queensland stamp duty is extra.
What the building gives · BHODE
A rooftop pool and a café downstairs
- Rooftop pool
- Barbecue and outdoor seating
- 309 m² rooftop terrace
- Street-level café
- Basement storage cage per apartment
- Two car spaces
- Two bathrooms
- Walk-in robe to the main bedroom
- Separate laundry room
- Two basement levels
We do not hold a schedule of finishes for this project, so the list above is limited to what the drawings and the price list prove — no brands, no materials. That schedule belongs in the contract annexure, and we can request it.
Location · BULIMBA
First, settle whether the contract says Bulimba or Balmoral
- The site
- a triangular block at the Riding Road / Hawthorne Road roundaboutthe drawings show two frontages
- Address on the drawings' title block
- 360 Riding Rd, Balmoralthe website, the domain and the marketing all say Bulimba
- Oxford Street
- the site faces toward itthe dining and retail strip
- Council
- Brisbane City Council
This is more than a naming question. The architectural title block reads Balmoral while the website and marketing read Bulimba, and the sales material does not explain the difference. Queensland state schools are zoned by address, and nothing in this project's sales material names a school or a catchment at all. A buyer choosing for a child must take the legal address on the contract and check EdMap for the year the child enrols — and should not pay a premium for a "catchment" before that.
The material also lists no distances to shops, stations or the CBD, so none are given here.
Who it suits · BHODE
Who it suits, and who should think again
Suits: buyers who want Bulimba and will not compromise on the fundamentals — two bathrooms, two car spaces, a separate laundry and an ensuite in every apartment is a consistency small buildings rarely offer; buyers who want the rooftop pool and the café downstairs as daily life; and buyers who weigh Cielo's completed work on the same street.
Think again: anyone focused on holding costs, because few owners carry a lift, a pool, a roof and two basements — up to $216 a week, and the list does not say whether a sinking fund is included; anyone who assumes the roof is private, since that has not been confirmed in writing; anyone sensitive to aspect or noise, because some plans face west and the ground floor shares its level with the café and the loading zone on a roundabout; and anyone who needs a date, because the sales documents carry no completion date and no sunset clause — "early 2027" comes from a third-party portal.
Before signing, have a solicitor confirm the legal address and suburb on the contract (then run EdMap if a school matters); get written confirmation of who may use the rooftop pool and terrace; request a dated price list and the body corporate disclosure; request the schedule of finishes; and confirm the sunset clause and settlement timetable.
Common questions · BHODE
The four questions buyers ask
When would I get the keys?
The sales documents carry no completion date and no sunset clause. Apartments.com.au recorded the project under construction in August 2026 with completion expected in early 2027 — a portal record rather than a contract, and the drawings are marked preliminary and subject to change. Get the date in writing before signing.
Is the rooftop pool for residents only?
This is the question that most needs a written answer. The website calls it a private oasis, the same roof plan is labelled ROOFTOP TENANCY, and local coverage described a lift to a rooftop terrace open to the public. Residents-only and open-to-trade mean different levies and a different way of living — insist on the disclosure statement before contract.
What is the body corporate?
On the undated price list, including building insurance, about $90 to $216 a week ($4,700 to $11,250 a year) — the smallest two-bedroom at the bottom, the 181 m² three-bedroom with study at the top. Few owners share the common property, so the per-apartment share is heavier; and the list does not say whether a sinking fund is included.
Is it Bulimba or Balmoral?
The drawings' title block says Balmoral; the website and the marketing say Bulimba; the sales material does not explain it. It matters because Queensland zones schools by address, and this project's material names no school or catchment. Use the legal address on the contract, check EdMap, and do not pay a catchment premium before that.
General information only — not financial, legal or tax advice. All details are subject to the Contract for Sale and the disclosure documents. The price list quoted here carries no date and the figures are starting prices; the developer's current schedule governs. Suburb statistics read from public platforms on 9 October 2026.
