The Palms Luxury Villas
28 luxury villas at 289–301 Cleveland Redland Bay Road, Thornlands
Building a gated, resort-style community of 28 freestanding luxury villas for TS Projects.
- Developer
- TS Projects
- Piwinski role
- Builder – villas, pool house and site works
- Construction value
- $12M+
- Design & planning
- Urban Creatrix
- Location
- Thornlands, QLD
- Interior design
- Cris Edwards
- Site possession
- May 2026
- Status
- Under construction – Stage 1 due 2027
Piwinski Constructions is building The Palms for TS Projects: a gated, resort-style community of 28 freestanding luxury villas in Thornlands, with a heated pool, gym and yoga studio, and private yards backing onto bushland. We took possession of the site in May 2026 and are delivering the villas in stages through to 2027.
The project
The Palms is designed for downsizers and active over-50s who want low-maintenance living without giving up space. Each villa is a freehold, freestanding home with three bedrooms plus a multi-purpose room or four bedrooms, a study nook, double garage and private yard, and around half have dedicated caravan, RV or boat parking.
Inside, buyers choose between two interior schemes by designer Cris Edwards, Earth and Sky, with custom joinery, Caesarstone benchtops, Smeg appliances, ducted air-conditioning and 2.7 m ceilings. Residents share an outdoor heated pool, gym, yoga studio and barbecue area inside a secure, gated community.
What we are delivering
Piwinski Constructions is the builder, responsible for procuring and managing every trade, the programme, quality and safety across the site, and reporting to TS Projects as each stage progresses.
- Site establishment, site preparation and retaining wall works
- Screw piers and waffle-pod concrete slabs for every villa
- Timber wall frames and roof trusses
- Metal roofing and lightweight wall cladding
- Windows, glass doors and entry doors
- Bushfire-rated construction to each villa's BAL rating
- Plumbing, electrical and solar
- Insulation, plasterboard linings and waterproofing
- Tiling, hybrid flooring and carpet to two finish schemes
- Kitchens, vanities, wardrobes and coffee-bar joinery
- Painting, garage doors, driveways and landscaping
- Communal pool house, final clean and staged handover
Challenges
Many homes, one programme
Twenty-eight villas across several designs and two finish schemes have to move through the same trades in sequence. Staging the slabs, frames and fit-out keeps crews working continuously and lets TS Projects settle buyers stage by stage.
Bushfire-rated construction
The site borders bushland, so villas are built to bushfire attack levels ranging from BAL-12.5 to BAL-29, each with its own requirements for materials, glazing and detailing.
Quality for owner-occupiers
These are homes for downsizers who expect a premium finish. Slab, frame and insulation stages are inspected and photographed before they are covered up, so buyers and the developer can trust what is behind the walls.
Progress on site
Since taking possession of the site in May 2026, we have completed the retaining wall excavation and moved the first villas through slab, frame and lock-up. As of October 2026, the first rows of villas are roofed and clad with solar installed, the next villas are framed with their roof trusses on, and slabs are being poured for the following stage.
Stage 1 is scheduled for completion in 2027. Follow progress on The Palms' Instagram, or contact TS Projects about the remaining villas.
Photos
Sources
Palm Beach Units
Planning a project?
Send us the drawings, or just an address and a rough budget. We are happy to talk through buildability, staging and cost before you go to tender.