Mantaray Apartments

There is a particular quality to architecture designed around the water. The relationship between built form and natural surroundings becomes more pronounced, with materiality, light and geometry playing an important role in shaping the overall experience. At Mantaray Apartments, that relationship is expressed through sweeping balcony lines and warm timber-look finishes that bring a sense of softness and continuity to the building’s exterior.

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Designed by Rothelowman and delivered by Multiplex, Mantaray Apartments comprises 24 luxury two, three and four-bedroom residences, embracing its waterfront setting through an architectural language defined by flowing forms and natural textures. Central to this expression is the treatment of the external soffits and balcony ceilings, where our Apollo Soffit Liner in Blonde Oak introduces the visual warmth of timber while responding to the demands of a coastal environment.

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Across the development, more than 32,000 lineal metres of Apollo Soffit Liner were manufactured and supplied in a 156mm wide V-groove profile, creating a consistent material language throughout the building. The Blonde Oak finish brings a refined, natural character to the underside of the balconies, complementing the curved architectural forms and establishing a visual connection between individual levels. Rather than functioning simply as a lining, the soffit treatment becomes an integral part of the building’s overall composition.

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The coastal location introduced another layer of consideration. Exposure to salt air, moisture and prevailing winds places significant demands on external materials, making the relationship between specification, manufacturing and installation particularly important. From the outset, we worked closely with Multiplex, Rothelowman and the wider project team to align the product requirements, finish and manufacturing processes with the expectations of the design.

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Perhaps the most distinctive aspect of the architecture lies in its curved balcony edges. These sweeping forms called for a level of detailing beyond conventional straight-line soffit installations, with custom-manufactured trims required to follow the geometry of each balcony while maintaining continuity with the surrounding Blonde Oak lining. The challenge was not simply to accommodate the curves, but to ensure the transition between lining and trim felt entirely natural within the architectural expression.

Working alongside Precision Interior Walls & Ceilings, we developed and manufactured bespoke curved trims tailored to the balcony profiles. Each element required careful consideration of curvature, alignment and finish matching, allowing the timber-look surfaces to continue around the building’s changing geometry. The resulting details create a seamless relationship between the horizontal soffit planes and curved balcony edges, reinforcing the fluidity of Rothelowman’s design.

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Behind this carefully resolved exterior was a substantial manufacturing and supply programme. Over just three months, more than 32 kilometres of Apollo Soffit Liner were produced and delivered in coordination with the construction schedule. Managing that volume alongside the bespoke curved components required close communication and a considered approach to production, ensuring the architectural details could be realised without compromising the progress of the build.

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The collaboration with Precision Interior Walls & Ceilings was particularly important in bringing these elements together. Through ongoing coordination, technical problem-solving and a shared attention to detail, the curved trims were refined to sit naturally within the broader soffit system. It is this level of integration that allows the finished architecture to read as a cohesive whole, rather than a collection of individual manufactured components.

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At Mantaray Apartments, the strength of the design lies in the relationship between form and finish. The Blonde Oak soffit lining brings warmth to the external spaces, while the bespoke curved trims allow that material expression to follow the building’s sweeping geometry without interruption. Together, they create a refined architectural language that feels entirely at home within its waterfront setting.

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The result is a development where materiality and detailing work in harmony with the architecture. Through close collaboration with Rothelowman, Multiplex and Precision Interior Walls & Ceilings, a distinctive design vision has been translated into a carefully resolved built outcome, where even the most technically demanding details contribute to the simplicity of the finished form.