Standalone site

Address locked, Randwick

1 house today → about 25 homes as apartments, up to 8 storeys + bonus. About 800 m², 18 m frontage, zone R3.

Residual land valueA$6.0m

Likely ask (1 house)A$4.3mFrom the 1 July 2025 land value x 1.15

HeadroomA$1.8m

Claim this site

A$182 inc GST · 3 months

A claim takes this site off the market for every other member for 3 months and opens its address, lot outline, exact figures and neighbours to you.

Sites whose best option clears a 40% margin on cost at the likely ask are A$387. One claim credit claims any site.

Every option the rules allow

Option	Homes	Storeys	GFA	Realisation	Costs	Residual land value	Headroom	Profit at likely ask
Apartments, up to 8 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 2.86:1 · 28.6 m	25	8	2,500 m²	A$32.5m	A$17.0m	A$6.0m	A$1.8m	A$6.0m25% on cost · 18% on revenue
Cost stack Construction 2,500 m² at A$5,500/m²A$13.0m Basement parkingA$800k DemolitionA$45k Consultants, DA and certification (9%)A$1.3m Contributions (A$28,000 per new home)A$650k Contingency (5%)A$750k Then selling costs 3%, GST on the margin, finance 7.5%, stamp duty 5.5% and a 20% developer margin solve for the land. Buying at the likely ask of A$4.3m instead leaves A$6.0m pre-tax on a total development cost of A$23.0m. Includes 15% affordable housing at 65% of market.
Apartments, up to 6 storeysLow and Mid-Rise (within 400 m) · FSR 2.2:1 · 22 m	20	6	1,750 m²	A$27.5m	A$13.0m	A$6.0m	A$1.8m	A$6.0m31% on cost · 21% on revenue
Cost stack Construction 1,750 m² at A$5,500/m²A$10.0m Basement parkingA$600k DemolitionA$45k Consultants, DA and certification (9%)A$950k Contributions (A$28,000 per new home)A$475k Contingency (5%)A$600k Then selling costs 3%, GST on the margin, finance 7.5%, stamp duty 5.5% and a 20% developer margin solve for the land. Buying at the likely ask of A$4.3m instead leaves A$6.0m pre-tax on a total development cost of A$19.0m.
TownhousesLow and Mid-Rise · FSR 0.75:1 · 9.5 m	4	2	600 m²	A$8.5m	A$3.0m	A$2.8m	-A$1.5m	-A$190k-2% on cost · -2% on revenue
Cost stack Construction 600 m² at A$4,100/m²A$2.5m DemolitionA$45k Consultants, DA and certification (9%)A$230k Contributions (A$28,000 per new home)A$85k Contingency (5%)A$140k Then selling costs 3%, GST on the margin, finance 7.5%, stamp duty 5.5% and a 20% developer margin solve for the land. Buying at the likely ask of A$4.3m instead leaves -A$190k pre-tax on a total development cost of A$8.0m.
Dual occupancyLow and Mid-Rise · FSR 0.75:1 · 9.5 m	2	2	500 m²	A$7.0m	A$2.3m	A$2.5m	-A$1.8m	-A$750k-10% on cost · -11% on revenue
Cost stack Construction 500 m² at A$3,700/m²A$1.9m DemolitionA$45k Consultants, DA and certification (9%)A$170k Contributions (A$28,000 per new home)A$28k Contingency (5%)A$100k Then selling costs 3%, GST on the margin, finance 7.5%, stamp duty 5.5% and a 20% developer margin solve for the land. Buying at the likely ask of A$4.3m instead leaves -A$750k pre-tax on a total development cost of A$7.5m.

Site facts

Site area: About 800 m² (18 m by 50 m)
Street frontage: About 18 m (measured against the road corridor)
Zone: R3 Medium Density Residential · Randwick Local Environmental Plan 2012
LEP controls: FSR 0.75:1 · height 9.5 m · minimum lot not mapped
Nearest nominated centre: About 300 m to Randwick town centre and light rail station (straight line) · Within 400 m of a nominated centre
Land value: About A$3,500,000 at 1 July 2025, NSW Valuer General · from A$3,000,000 at 1 July 2021 (+15%)

Neighbours

2 adjoining houses share a boundary with this site. Members see them.

Amalgamation options

#12 · amalgamation 2 houses → 40 homes

Address locked, Randwick

Residual land valueA$9.5m

Likely askA$7.5m

HeadroomA$2.0m

1,250 m² · Apartments, up to 8 storeys + bonus · R3 · address locked