What Aqualand does

Aqualand is a privately-held Sydney-based luxury property, hospitality and investment group founded in 2014 by Jin Lin (Shangjin Lin). The company develops and owns residential, mixed-use and commercial real estate concentrated in Sydney's North Sydney, Lavender Bay, Darling Island, Lindfield and Barangaroo precincts, with a reported portfolio of 740+ prime residences completed or under construction, $2.1B+ in residential project value and approximately $1B in investment assets under management (~75,000sqm net leasing area). Core products include AURA by Aqualand (386 residences, completed June 2024), BLUE at Lavender Bay (125 residences, completed 2021), The REVY at Darling Island (44 residences, heritage adaptive reuse, 2020), Lindfield Village (140 residences, sold out, 2019), the in-planning Central Barangaroo waterfront precinct, and a newly announced build-to-rent tower at 146 Arthur Street.

The business operates a vertically integrated model: Aqualand Construction delivers projects in-house, Etymon Projects runs an in-house hospitality platform (Loulou Bistro, Boulangerie & Traiteur, Poetica, Osteria Luna, Café Loulou) and concierge service (Concierge Now and Black Key tiers), and AL Capital manages the commercial investment book. Revenue is generated from one-off residential apartment sales (price points from approximately $1M to over $8M+), recurring rental income from commercial assets, and ancillary hospitality revenue. Go-to-market is sales-led via dedicated project sales teams, multi-line phone hotlines, physical display showrooms (e.g. AURA at McLaren Street, North Sydney), and partnerships with Domain, realestate.com.au and Urban.com.au, supported by long-term cultural and sporting sponsorships (Art Gallery of NSW, Sculpture by the Sea, South Sydney Rabbitohs).

Aqualand has no external venture capital or private equity rounds disclosed and has scaled organically from a one-person operation to over 300 group employees. The customer base is primarily Australian and Asia-Pacific high-net-worth individuals, downsizers and property investors, served through both direct sales and loyalty programming (AQ Club). The company has won 36 industry awards including multiple 2025 honours for AURA and a 2023 'Australia Real Estate Personality of the Year' for the founder.

Name

Aqualand

Legal name

Aqualand Projects Pty Ltd

Website

https://aqualand.com.au

Company type

Private

Founded year

2014

Operating status

Operating

Headcount range

101–250 employees

Short description

Aqualand is a privately-held Sydney-based luxury property developer and investment group founded in 2014, building and owning high-end residential, mixed-use and commercial real estate across Sydney harbourfront and North Sydney precincts, with in-house construction, hospitality and concierge operations serving high-net-worth buyers and investors.

Ownership category

akta.pro rank

Headquarters

HQ city

Sydney

HQ country

Australia

HQ region

Oceania

Offices1 record

Markets served

GTM type

B2C

Offering type

Services

Cost components

Operations, Supply Chain, Personnel, Marketing or Sales, Infrastructure

Revenue model

1. Residential Property Sales: Aqualand generates primary revenue through the sale of luxury residential apartments and penthouses across its Sydney development portfolio. Projects include AURA by Aqualand (386 residences), BLUE at Lavender Bay (125 residences), The REVY at Darling Island (44 residences), and Lindfield Village (140 residences).
2. Commercial Asset Management: The company owns and manages commercial investment assets including office buildings at 15 Blue St, 132 Arthur St, and 146 Arthur St in North Sydney, and Julius Ave in North Ryde. These generate rental income with approximately 75,000sqm of net leasing area.
3. Hospitality and Retail: Through subsidiary Etymon Projects, Aqualand operates hospitality venues including Loulou Bistro, Boulangerie & Traiteur, Poetica, and other food and beverage outlets at their developments, generating recurring hospitality revenue.

Pricing tiers

Go-to-market motion1 record

Distribution channels3 records

Marketing channels5 records

Core offering

Aqualand is an Australian luxury property, hospitality and investment group that develops and sells premium residential apartments and mixed-use precincts across Sydney's harbourfront and North Shore locations, including AURA by Aqualand, BLUE at Lavender Bay, The REVY at Darling Island, Lindfield Village, The Heysen, and Central Barangaroo. The group also owns and manages commercial investment assets in North Sydney, North Ryde and Millers Point, and operates hospitality venues and concierge services through its Etymon Projects subsidiary (Loulou Bistro, Boulangerie & Traiteur, Poetica, Café Loulou, Osteria Luna).

Product overview

Aqualand is an Australian luxury property, hospitality and investment group established in 2014. The company's product portfolio comprises residential developments (AURA by Aqualand, BLUE at Lavender Bay, The REVY at Darling Island, Lindfield Village), a mixed-use waterfront precinct (Central Barangaroo), commercial assets, and lifestyle/hospitality offerings through Etymon Projects. Aqualand operates an integrated model combining property development with its own construction arm (Aqualand Construction), investment management (AL Capital), and hospitality venues (Etymon Projects). The company also offers a client loyalty program (AQ Club) and is expanding into build-to-rent with its 146 Arthur Street project. Projects are primarily concentrated in Sydney's North Shore and harbourfront locations.

Differentiator

Problem solved

Functional benefit

Products and services

• AURA by Aqualand Luxury residential development in North Sydney at 168 Walker Street comprising 386 spacious residences above a retail and dining podium, designed by Woods Bagot with interiors by Richards Stanisich, with resort-style amenities (pool, gym, lifestyle concierge, sky deck, private dining rooms) and street-level hospitality venues operated by Etymon Projects. Targeted at high-net-worth owner-occupiers, downsizers and investors.
• BLUE at Lavender Bay Luxury harbourside residential project at Lavender Street, Milsons Point, providing 125 residences across 20 levels via adaptive reuse of a commercial building, designed by PTW Architects, with the Loulou Bistro and Boulangerie & Traiteur at podium level. Targeted at premium owner-occupiers and investors.
• The REVY at Darling Island Heritage-adaptive reuse residential project at Darling Island, Pyrmont, comprising 44 residences across 8 storeys within the historic 1912 Royal Naval Victualling Yard, designed by PTW Architects with interiors by Blainey North Interiors, offering two, three and four-bedroom residences including a penthouse with rooftop terrace. Targeted at premium owner-occupiers seeking heritage-character luxury residences.
• Lindfield Village Completed residential community 100m from Lindfield train station, comprising 140 residences across 8 levels, designed by Crone Partners with landscaped common areas and a family-friendly BBQ area. Targeted at owner-occupiers in Sydney's upper North Shore.
• Central Barangaroo Planned waterfront mixed-use precinct on a 5.2 hectare site at Hickson Road, Barangaroo, designed with SJB architects, comprising harbourside apartments, hotel and retail/dining precinct with over 50% public open space, linking Barangaroo Reserve and the commercial district. For owner-occupiers, hotel guests and retail visitors.
• Commercial Assets Portfolio Portfolio of commercial properties at 15 Blue St and 132 Arthur St in North Sydney, Julius Ave in North Ryde, and Munn St in Millers Point, providing approximately 75,000sqm of net leasing area with some assets positioned for future residential redevelopment. For commercial tenants and investors.
• 146 Arthur Street Build-to-Rent Proposed 40-storey build-to-rent project at 146 Arthur Street, North Sydney, comprising approximately 300 apartments for rent above a ground floor retail and commercial precinct, located 400m from North Sydney Station and 250m from the Victoria Cross Metro Station. For long-term residential rental tenants.
• Etymon Projects Hospitality & Concierge Hospitality and concierge services delivered by Etymon Projects across Aqualand's developments, including operating Loulou Bistro, Boulangerie & Traiteur, Café Loulou, Poetica, Osteria Luna and other food and beverage venues, plus the Concierge Now and Black Key residential concierge service tiers. For residents of Aqualand buildings and visitors to its precincts.
• AQ Club Loyalty Program Client appreciation and loyalty program for purchasers of Aqualand residences, providing exclusive experiences, discounts on future purchases, and access to sponsored arts, cultural and sporting events such as Art Gallery of NSW private viewings and Sculpture by the Sea. For current and past purchasers of Aqualand residences.

Quantifiable outcome

• AURA by Aqualand achieved record $100 million in sales
• +1 more outcomes

Named customers5 records

Segments3 records

Ideal customer profiles2 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Partnerships

Twelve partnerships are on record, tiered minor, core and flagship.

• Sydney Children's Hospital FoundationminorGTM or Marketing Partner · 1 January 2023Presenting Partner for Lunar New Year Celebration 2023, successfully raising over $900,000 for the foundation.
• South Sydney RabbitohscoreGTM or Marketing Partner · 1 January 2019Long-standing corporate partner with joint competitions offering AURA by Aqualand apartments as prizes (valued over $1,000,000). Includes halftime activations at Rabbitohs matches.
• Property Industry Foundation (PIF)coreGTM or Marketing Partner · 1 January 2019Platinum partnership supporting youth homelessness initiatives. PIF is an independent not-for-profit working to increase accommodation for homeless youth through partnerships with charities, companies and property industry staff.
• Link HousingminorGTM or Marketing Partner · 1 January 2019Platinum Sponsor of Home Sweet 2019 campaign supporting The Burdekin Association, Burdekin Women's Community Shelter and the Link Housing Scholarship Program.
• Sculpture by the Sea, BondiflagshipStrategic or Co-development Partner · 1 January 2017Principal Sponsor since 2013, extended through 2026. Sponsors the annual $100,000 Aqualand Sculpture Award (acquisitive). The winning sculpture is gifted for permanent public placement in Sydney. Extended partnership for another three years from 2024.
• Art Gallery of New South WalesflagshipStrategic or Co-development Partner · 1 January 2016Leadership Partner since 2016, with naming rights to the Aqualand Atrium in the Sydney Modern Project building. Hosts exclusive AQ Club events including private viewings of the Archibald, Wynne and Sulman Prizes.
• Etymon ProjectscoreStrategic or Co-development PartnerLifestyle and hospitality brand within the Aqualand Group operating Loulou Bistro, Boulangerie & Traiteur, Poetica, and other venues at Aqualand developments. Delivers Etymon Concierge services including Concierge Now and Black Key tiers to residential buildings.
• AL CapitalcoreStrategic or Co-development PartnerInvestment arm of the Aqualand Group managing commercial assets and investment properties including office buildings in North Sydney.
• Aqualand ConstructioncoreStrategic or Co-development PartnerIn-house construction arm providing end-to-end development capability. Delivers all Aqualand projects including AURA by Aqualand and Central Barangaroo, enabling quality control and market responsiveness.
• PTW ArchitectscoreTechnology or IntegrationAward-winning architecture firm designing The REVY at Darling Island and BLUE at Lavender Bay. PTW delivered heritage adaptive reuse projects winning multiple industry awards.
• Woods BagotcoreTechnology or IntegrationGlobal architecture firm designing AURA by Aqualand at 168 Walker Street, North Sydney. Design inspired by eroded sandstone forms of Sydney Harbour with undulating facade.
• Richards StanisichcoreTechnology or IntegrationInterior architecture firm curating three contemporary colour palettes for AURA residences and designing the Penthouse Collection. Work includes light, mid and dark interior schemes with French Oak timber flooring.

Scale indicators7 records

Expansion highlights4 records

Direct peers

• Mirvac: ASX-listed Australian developer with a premium apartment pipeline in Sydney and a build-to-rent platform (Mirvac Build to Rent). Direct overlap with Aqualand on luxury Sydney apartments, mixed-use precincts, and emerging BTR exposure.
• Grocon: Australian family-owned developer historically active in Sydney CBD and waterfront residential (e.g. Yuhu Group collaborations, Barangaroo-area projects). Comparable on private ownership, Sydney focus, and luxury waterfront residential development.
• Meriton: Australia's largest apartment developer, with a high-volume Sydney-focused residential pipeline across the harbour, North Sydney, and CBD fringe. Highly comparable to Aqualand on luxury apartment delivery in the same geography and customer segment.
• Walker Corporation: Privately held Sydney-based developer behind major waterfront and urban regeneration projects (e.g. Parramatta Square, Victoria Cross, potentially competing North Sydney sites). Closely comparable on private ownership, Sydney focus, and large-format mixed-use delivery.
• Frasers Property Australia: Australian arm of Frasers Property, with a Sydney residential pipeline including build-to-rent (Macquarie Park) and luxury apartments. Comparable on premium Sydney apartment delivery and BTR strategy overlap with 146 Arthur St.
• Crown Group: Sydney-based luxury apartment developer with multiple award-winning projects in the inner-city and waterfront (e.g. Infinity by Crown Group, Arc by Crown Group). Comparable on luxury apartment design, award-led positioning, and Sydney concentration.

Emerging players

• Sekisui House: Japan-headquartered global homebuilder with an active Sydney apartment pipeline (e.g. Central Element, Wentworth Point). Comparable on luxury apartment delivery in Sydney, particularly around harbourside and urban renewal precincts.
• Toll Brothers City Living: US-based Toll Brothers' urban luxury condominium division, with projects in Sydney (e.g. AURA on Barangaroo, conflicting brand name). Comparable on luxury waterfront apartment delivery and design-led positioning in premium Sydney precincts.

Broad incumbents

• Lendlease: ASX-listed global developer with significant Sydney residential, mixed-use, and urban regeneration projects (e.g. Barangaroo). Comparable in scale and mixed-use waterfront capability, but operates across a much broader portfolio and geographies.
• Stockland: ASX-listed diversified property developer with a masterplanned community and apartment exposure in Sydney. Comparable on residential development but operates at much broader scale and lower-density product mix.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks6 records

Key highlights7 records

Customer concentration

• Xx.com/aqualandaus
• Facebookfacebook.com/aqualandaus
• LinkedInau.linkedin.com/company/aqualandaus
• Instagraminstagram.com/aqualandaus

Revenue estimate

Valuation estimate

Number of profiles

Profiles7 records

Subsidiaries6 records

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments2 records

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Aqualand