Palmera by Molti is transforming a challenging sloped site into two stunning luxury townhomes, each boasting breathtaking hinterland views.

Jointly designed by Blackwood Architecture and Martino Group, the residences at 22 Grant Street embrace the site's steep gradient through a sequence of terraced floors that step the homes back, seamlessly blending the indoors with the outdoors to maximise space.

They overcome strict planning controls that had deterred previous developers, including a two-storey height limit and 40% site coverage, through terracing that seamlessly tucks double garages into a basement level that then delivers two levels of living above.

Molti Managing Director Ben Teague says the result are two three-bedroom homes that feel and function much larger than their 174sqm internal spaces suggest.

"Palmera embodies what we've been committed to from day one at Molti—homes that elevate lifestyle through smart, thoughtful design, turning challenges into opportunities to create truly exceptional spaces," he says.

"This was an incredibly ambitious first project for us, tackling a sloped site, strict planning controls, and the complexities of building on what is effectively a one-way street—all while navigating the unpredictability of a subtropical climate. Every obstacle pushed us to think more creatively, and the result is a pair of homes that not only overcome these challenges but thrive because of them."

The homes sold within 60 days of launch for $3.6 million each, representing a square metre rate of just over $20,000—well above average rates for comparable properties at the time.

Despite the realities of a sloping gradient, Blackwood and Martino Group wanted to craft two homes that worked as if they were on a flat lot.
Terracing the garages underneath enabled the creation of an expansive first floor where living flows uninterrupted from front to back.

"Driven by a commitment to maximising liveability, the design prioritises a seamless flow, placing all living and communal spaces on a single level,” says Matt Martino of Martino Group.

"From the front terrace through the living, kitchen, and dining areas to the backyard and pool, the layout creates an effortless connection enhanced by zero thresholds. The homes are functional and expansive, despite the architectural challenges."

Key services and staircases are positioned along the party wall dividing each home, allowing three sides to fully open, blurring the lines between indoors and out and embedding the residences into the surrounding landscape.

Above, a floating upper level houses the three bedrooms, its striking form providing natural shade to regulate temperature and enhance comfort in the living spaces below.

Designing with the subtropics in mind Blackwood and Martino Group relied on traditional design techniques to minimise the need for air conditioning during Noosa's hot summers, eschewing trendy technology to achieve a sustainable outcome.

"The upper structure naturally shades the living areas, while smaller windows limit heat gain in the bedrooms,” says Phil Tillotson of Blackwood.

"The home's design takes full advantage of the sun's movement: morning sunlight fills the pool area, and the front terrace becomes a prime spot for sunset views. As the sun shifts, the home's design allows for passive solar shading, naturally guiding how spaces are used throughout the day."

Key design elements like louvre windows, stacking sliding doors, wide openings, and a thin plan form create excellent cross ventilation and stack effect, reducing the need for air conditioning.

A void space above the kitchen works like a thermal chimney in summer. Expansive glazing floods the interiors with natural light, minimising the need for artificial lighting during the day.

The podium concrete slab offers superior thermal benefits, keeping the homes cool in summer and warm in winter. This integrated approach proves that sustainability can be seamlessly woven into thoughtful architecture.

While Palmera becomes Molti's first completed project, the developer isn't stopping anytime soon. A second four-residence development in Noosa is slated for completion soon, while its Byron Bay project in collaboration with surfer Owen Wright and musician Kita Alexander will follow shortly after.

Molti will also launch a luxury development of five full-floor residences designed by Bureau Proberts and Carr for a prime riverfront Kangaroo Point site in May.

Images: Palmera by Andy Macpherson

Clémence Carayol

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