Aria develops design-led residential apartments, mixed-use precincts, retail spaces, and public-realm projects in Brisbane and, historically, the Sunshine Coast and United States, primarily for owner-occupiers and investors seeking architecturally distinctive homes, amenities, and neighbourhoods within carefully planned, community-oriented settings.
AI-researched delivery record, not yet confirmed by the developer. Dates may be approximate; original sources are linked.
AI research over published reviews and resident comments. Scores are a model’s reading of opinion, not figures stated on a page, and nothing here feeds any number above it. The links under each block are the pages that research says it used. Based on available resident reviews of covered buildings. These are reported experiences, not independent building inspections, and may not represent all residents or properties.
AI-researched delivery record, not yet confirmed by the developer. Dates may be approximate; original sources are linked.
AI research over published reviews and resident comments. Scores are a model’s reading of opinion, not figures stated on a page, and nothing here feeds any number above it. The links under each block are the pages that research says it used. Based on available resident reviews of covered buildings. These are reported experiences, not independent building inspections, and may not represent all residents or properties.
| Project | Overall | Structure & systems | Management & living |
|---|---|---|---|
| AmiraEast Brisbane, Brisbane | 10.0/ 10 | —/ 10 | 10.0/ 10 |
Google Reviews/Maps provides the largest located review base and publishes 5.0/5 from 12 reviews, which converts to 10/10 under the specified curve. dLook and Flow also publish 4.6/5 from 11 reviews, but that converts to a nearby level rather than a material disagreement; the uniformly positive written commentary supports the living assessment, while no structural review evidence was found. | |||
no notes returned no links returned | The published resident feedback is uniformly positive about day-to-day living: reviewers describe staff as “super friendly and efficient,” praise the “beautiful pool and common areas,” and say the building has “an amazing community vibe.” Another review highlights a fully equipped gym, rooftop pool, city views and a manager who went “above and beyond” with queries. Reviews are historical, mostly from 2020, with one visible review from 2024; the current 2026 position is therefore supported by a current aggregate but older detailed commentary. | ||
| St Julien ResidencesSouth Brisbane, Brisbane | 9.9/ 10 | 9.4/ 10 | 9.9/ 10 |
Google Reviews/Maps supplies the largest and only published building-specific aggregate found: 4.8/5 from 16 resident reviews, which converts to 9.4/10 under the specified curve. Repeated praise for management, cleanliness/upkeep, community and views supports a modest commentary increase, while the lone pool-heating criticism is minor and non-recurring. Structural scoring is limited to positive resident observations and promotional descriptions; no independent engineering or systems rating was published. | |||
Resident feedback described St Julien as having “quiet, well constructed apartments” and “clean public spaces.” Another review said the building was “always clean and well maintained with any issues addressed quickly”; these are positive resident observations rather than an independent engineering inspection. Older property material also describes attention to kitchens, bathrooms, lighting and flooring, but that is promotional and not a current condition report. | The published resident reviews are strongly positive about day-to-day living: management was described as “always friendly and available” and able to get requests done “promptly,” while another reviewer said the management team “could not have been more helpful.” The only operational criticism found was that one resident would “change ... to make the pool heated”; this is a single minor preference, not a recurring complaint. | ||
| TreeHouseWest End, Brisbane90 units | 9.6/ 10 | —/ 10 | 9.6/ 10 |
Google Reviews/Maps provides the largest published review base found for the building, at 4.7/5 from 14 reviews, converting to approximately 9.1/10 under the requested curve. The written reviews read were uniformly positive, repeatedly praising management, cleanliness, amenities and community, so the score moved upward; the evidence contains no physical-structure feedback sufficient for a structure score. | |||
no notes returned no links returned | Published resident feedback is strongly positive about daily operations: one reviewer said the property and amenities were “immaculate,” while another described the building as “very clean and properly managed.” Residents repeatedly praised the managers as helpful and proactive, and highlighted the rooftop pool, garden, gym, dining areas and resident events; no recurring operational complaint was found in the written reviews read. | ||
| Upper HouseSouth Brisbane, Brisbane188 units | 9.5/ 10 | —/ 10 | 9.5/ 10 |
Google Reviews/Maps provides the only published building-specific aggregate found: 4.8/5 from 19 resident reviews, which anchors at 9.4/10 under the stated conversion curve. The visible written reviews and recurring themes are consistently positive about management, staff and amenities, moving the overall and living assessment modestly upward. No review evidence about physical systems or structural performance was found, so structure remains null. | |||
no notes returned no links returned | The visible Google reviews are strongly positive about daily operations: one reviewer says Mitch and Caitlin’s service is “impressive” and that they “solve every single problem,” while another says the management team makes living there “extraordinary.” Reviewers also describe “absolutely fantastic amenities” and a lobby where concierge and building-management staff greet residents “with a Smile.” | ||
| TrellisSouth Brisbane, Brisbane110 units | 8.6/ 10 | 8.5/ 10 | 8.8/ 10 |
The 4.6/5 building rating from 10 reviews sets the level, converting to 8.8/10 under the stated curve. Repeated praise for management and amenities supports the high result, while one serious report of prolonged unresolved AC failure warrants a modest net downward adjustment; there is no separate platform with a qualifying dissenting aggregate. | |||
Residents described Trellis as “modern and brand new” with “great finishing with quality materials,” while the official project material describes operable glazing, natural ventilation and three-metre ceilings. The main physical-systems warning was a resident report that the AC failed for “multiple consecutive weeks” during heatwaves and remained unresolved despite technical visits. | The daily-life feedback was strongly positive: residents called the manager “very professional and responsive,” praised “great amenities,” and described the building as quiet with “nice people around [and] good neighbours.” The material exception was the resident who said management did not seem to care while the apartment’s AC remained unusable for weeks; this is a current published complaint dated 2026-02-09, but it is a single report rather than a recurring pattern. | ||
| RivièreKangaroo Point, Brisbane124 units | 8.5/ 10 | —/ 10 | 7.5/ 10 |
Google Reviews/Maps is the only located building-specific aggregate: 5/5 from 5 reviews. Its nominal conversion is 10, but because the review base is under 10, the score is kept within one point of 6.5, producing 7.5; the written comments support a strong living experience, while no separately scorable systems rating was published. | |||
The published review material describes the apartments as having “beautiful finishes” and appliances, while the project documentation describes naturally ventilated corridors and screen doors intended to support cross-flow breezes. Independent project coverage also reports climate-responsive design, acoustic double glazing and a rooftop solar system; no resident-reported structural or systems failure was found. | Resident reviews were strongly positive: one called the building facilities “second to none” and said the manager was “always responsive,” while another said it was “honestly like living in a resort.” The only negative note in the material reviewed was the qualification that city living carries “the small price to pay for being so…”; this is a minor lifestyle or price caveat rather than a management failure. | ||
| ValenciaKangaroo Point, Brisbane125 units | 8.5/ 10 | —/ 10 | 8.5/ 10 |
The building-level Google Reviews/Maps aggregate of 4.5/5 from 20 reviews sets the score and converts to 8.5/10 under the specified curve. The written feedback is mostly positive, but the noise and visitor-parking complaints were not raised by more than one reviewer in the material read, so no commentary adjustment is applied; structural scoring remains unevidenced. | |||
One resident described the building as “the noisiest building you could ever have the misfortune of living next too,” citing a basement alarm that beeps when it rains and an exhaust fan that can run all day. No published review located in the material read reported structural damage, leaks, plumbing failure, HVAC failure or lift failure, so no broader physical-condition conclusion is supported. | Day-to-day feedback is predominantly positive: residents describe a “smooth and stress free move-in,” say managers respond promptly and assist personally, and call the facilities “beautiful.” Countervailing feedback includes a resident saying management “barely did anything” about visitor-carpark misuse, while another reported barking dogs and persistent basement alarm and exhaust-fan noise; these were individual complaints rather than recurring themes in the reviews read. | ||
| The DraperyWoolloongabba, Brisbane168 units | 6.5/ 10 | —/ 10 | 5.7/ 10 |
The Google Reviews/Maps building aggregate of 3.6/5 from 21 reviews sets the level, converted to approximately 5.7/10 using the specified curve. The review set contains substantial praise for amenities, location and some staff, but also serious individual reports about mould/pests and security plus repeated management criticism; those themes keep the score near the anchor rather than materially lifting it. | |||
Resident feedback is mixed: one owner called the building “beautifully designed and well-maintained,” while another reported carpet moths and central air-conditioning “riddled with mould.” A 2024 building-quality audit also reported water migration, failed planter-box membranes, inadequate fire protection and soffit cracking; these are published audit findings rather than an aggregate resident rating, and the material reviewed does not establish whether every defect had been rectified by 11 October 2026. | Daily-life reviews range from “couldn't be happier,” with praise for the rooftop and nearby restaurants, to complaints that the body corporate was “terrible” and that one manager had “poor people skills.” Other residents described Taylor as “approachable, helpful” and said the facilities were “brilliant and well looked after,” so the published experience is materially divided rather than uniformly negative. |
Headquartered in South Brisbane, Queensland, Australia, with an office in Brisbane City.
Aria's Learning for Life partnership provides financial support and mentoring for young Australians in Brisbane and South East Queensland.
Aria has partnered with the architecture firm on projects including Austin, Casamia and Cliff.
Aria partnered with the architecture firm to deliver The Melbourne Residences.
Aria partnered with the architecture firm on Oxley + Stirling Residences and collaborated with it on The Drapery.
Aria collaborated with the public-realm designer to deliver Fish Lane Town Square.
Aria collaborated with the architecture firm on The Standard and Lucerna.
Aria partnered with the architecture firm to deliver Upper House.
Aria worked with the architecture firm to complete Rivière.
Rivière Constructions reemerged after Rivière to deliver Aria's future projects.
Aria's tree-planting activity is described as being undertaken in partnership with Brisbane City Council.
Aria forms a partnership with The Smith Family, pledging financial support through the Aria Learning for Life program.
Since 2009, Aria and The Smith Family have been partners in education, standing with young Australians in Brisbane and across South East Queensland through Learning for Life.
In partnership with the nationally acclaimed architecture firm Rothelowman, Aria completes Austin.
In partnership with architecture firm Tony Owen Partners, Aria delivers The Melbourne Residences
Aria partners with renowned architects Elenberg Fraser to create Oxley + Stirling Residences.
Through a collaboration with one of Australia’s most coveted public realm designers, Richards & Spence, Fish Lane Town Square incorporates over 3,000 plants
Aria collaborates with Woods Bagot Architects and Form Landscape Architects to deliver The Standard on Fish Lane.
In partnership with internationally renowned architecture firm, Koichi Takada Architects, Aria completes Upper House.
Working with one of Australia’s oldest and most prestigious architectural firms, Bates Smart, Aria completes Rivière.
After the success of our Rivière at Kangaroo Point project, Rivière Constructions reemerges to deliver all of our future projects.
In partnership with Brisbane City Council, we’re planting 10,000 trees and plants this year
| COMPANY NUMBER | 104265652 Australian Securities and Investments Commission (ASIC) · Australia · Active |
| Australia | active 10 projects tracked |
| United States | exited 0 projects tracked |
| Residential, for sale | 10 of 10 |
| Mixed use | 2 of 10 |
| Retail | 1 of 10 |
Money is important in business, of course. But it’s not the driving force in Aria, for us it’s about leaving a legacy.Ironfish https://www.ironfish.com.au/blog-news/makes-36-year-old-multi-millionaire-well-respected-industry/
Property Economics at Queensland University of Technology
## Tim Forrester #### Founder & Managing Director
### Founder and Managing Director - Aria Property Group (Current)
“Money is important in business, of course. But it’s not the driving force in Aria, for us it’s about leaving a legacy.
## Tim Forrester #### Founder & Managing Director
What started with a single mobile coffee cart evolved into land deals and development site flipping, before maturing into delivering flagship projects.
Tim Forrester, Founder and Managing Director of Aria Property Group
## Tim Forrester #### Founder & Managing Director
Property Economics at Queensland University of Technology
## Tim Forrester #### Founder & Managing Director
## David Marsland #### Chief Financial Officer
## David Marsland #### Chief Financial Officer
## David Marsland #### Chief Financial Officer
It’s been a bit of a labour of loveThe Urban Developer https://www.theurbandeveloper.com/articles/aria-south-brisbane-masterplan-commercial-towers
Bachelor of Commerce, Accounting & Information Systems at University of the Sunshine Coast
## Brent Liddell #### Residential Manager
### Development Director - ARIA Property Group (Current)
“It’s been a bit of a labour of love,” Liddell said.
## Brent Liddell #### Residential Manager
Brent Liddell, who was a founding member of Aria alongside fellow Development Director Michael Hurley, Managing Director Tim Forrester, and Chief Financial Officer David Marsland.
And while they spent the first six or seven years developing residential and industrial and even subdivision, everywhere from Ipswich and Caboolture and even the USA
## Brent Liddell #### Residential Manager
There’s a flight to quality nowBrisbane Times https://www.brisbanetimes.com.au/national/queensland/why-brisbane-s-high-end-developers-have-kept-control-of-their-buildings-20190510-p51m4l.html
## Michael Hurley #### Residential Manager
“There’s a flight to quality now,” he said.
## Michael Hurley #### Residential Manager
Having been with Aria since its inception in 2003, Michael previously managed Aria’s international development activities and headed Aria’s Colorado branch.
Michael leads Aria’s high rise developments division, focused on delivering projects across inner city areas.
## Michael Hurley #### Residential Manager
sara-jayne@arialiving.com.au
## Sara-Jayne Hutchinson #### Operations Manager — Aria Living
### Operations Manager - Aria Property Group (Current)
Alongside my role, I contribute to the broader industry through my involvement with the REIQ Property Management Chapter Committee
## Sara-Jayne Hutchinson #### Operations Manager — Aria Living
Today, I lead operations at Aria Living, overseeing a portfolio of 1,800+ apartments across 12 buildings and a team of nearly 30 professionals.
I bring over 20 years of experience and a genuine commitment to raising the standard of property management.
## Sara-Jayne Hutchinson #### Operations Manager — Aria Living
With a virtual tour, someone can spend as long as they like doing a deep dive into the property and take a close look at all of the amenities that set our properties apart.Little Hinges https://www.littlehinges.com.au/aria-living-sets-the-standard-for-virtual-tours/
## Zeyad Imam #### General Manager — Aria Living
### General Manager - Aria Living (Current) Jun 2016 - Present
Commercial Office Leasing - Ray White Commercial (Asset ...
## Zeyad Imam #### General Manager — Aria Living
General Manager - Aria Living (Current) Jun 2016 - Present
More than 15,000 people viewed the property and potential renters spent an average of 5 minutes really making sure the property is right for them.
Aria Living General Manager, Zeyad Imam, said, “we wanted tenants to be able to spend as much time as they wanted inspecting the property, without having to do multiple inspections”
## Zeyad Imam #### General Manager — Aria Living
0 undated completions and 0 boundary-uncertain completions are retained but excluded from figures.
| Project | Location | Type | Units | Floors | Area | Cost | Payment plan | Launched | Construction start | Original target | Handover | Delay | Confidence | Status |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Trellis | Brisbane, Australia South Brisbane | residential for sale | 1101 | 12 | — | AUD 60m other | — | — | — | May 2023 – Aug 2023 | Nov 2023 | +4.5 mo (+3.0 to +6.0) | estimated | completed |
| Upper House | Brisbane, Australia South Brisbane | residential for sale | 1881 | 33 | 19,700 m² | AUD 110m estimated cost | — | 2020 | March 2020 | Jan 2022 – Dec 2022 | Oct 2023 | +15.5 mo (+10.0 to +21.0) | sourced | completed |
| Rivière | Brisbane, Australia Kangaroo Point | residential for sale | 1241 | 12 | 25,500 m² | AUD 50m estimated cost | — | 2021 | June this year | Aug 2022 | Sep 2023 | +13.0 mo (+13.0 to +13.0) | estimated | completed |
| The Standard | Brisbane, Australia South Brisbane | residential for sale, mixed use | 2681 | 31 | 44,747 m² | AUD 108m other | — | 2018 | the third quarter of 2018 | Jan 2020 – Dec 2020 | Jul 2021 | +12.5 mo (+7.0 to +18.0) | sourced | completed |
| TreeHouse | Brisbane, Australia West End | residential for sale | 901 | 13 | — | — | — | — | — | — | Jan 2021 | — | not scorable | completed |
| Amira | Brisbane, Australia East Brisbane | residential for sale | — | — | — | — | — | 2018 | 2018 | Jul 2019 – Sep 2019 | Dec 2019 | +4.0 mo (+3.0 to +5.0) | estimated | completed |
| Valencia | Brisbane, Australia Kangaroo Point | residential for sale | 1251 | 13 | — | AUD 42m other | — | — | — | — | Oct 2018 | — | not scorable | completed |
| The Drapery | Brisbane, Australia Woolloongabba | residential for sale, retail, mixed use | 1681 | — | — | AUD 58m other | — | — | — | — | Sep 2018 | — | not scorable | completed |
| Oxley + Stirling Residences | Brisbane, Australia South Brisbane | residential for sale | 2191 | 14 | — | AUD 72m other | — | — | — | Jan 2017 – Dec 2017 | Sep 2017 | +2.5 mo (−3.0 to +8.0) | sourced | completed |
| St Julien Residences | Brisbane, Australia South Brisbane | residential for sale | — | 15 | — | — | — | — | — | — | Jan 2017 – Dec 2017 | — | not scorable | completed |
| Coverage | active |
| Tracked since | October 11, 2026 |
| Last checked | October 11, 2026 this month |
| Profile last researched | October 11, 2026 |
| Claim |