Address locked, Rose Bay

3 houses today → about 50 homes as apartments, up to 6 storeys + bonus. About 2,500 m², 60 m frontage, zone R3.

Residual land valueA$30.0m

Likely ask (3 houses)A$18.0mFrom the land values x 1.15

HeadroomA$12.0m

Gain over buying separatelyA$2.5m

Claim this holding

A$387 inc GST · 3 months

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

This holding is A$387 because its best option clears a 40% margin on cost at the likely ask. Other sites are A$182. 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 6 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 1.95:1 · 22.8 m	50	6	5,000 m²	A$95.0m	A$35.0m	A$30.0m	A$12.0m	A$27.5m47% on cost · 29% on revenue
Cost stack Construction 5,000 m² at A$5,500/m²A$27.5m Basement parkingA$1.7m DemolitionA$140k Consultants, DA and certification (9%)A$2.5m Contributions (A$28,000 per new home)A$1.3m Contingency (5%)A$1.6m 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$18.0m instead leaves A$27.5m pre-tax on a total development cost of A$60.0m. Includes 15% affordable housing at 65% of market.
TownhousesLow and Mid-Rise · FSR 0.9:1 · 12.5 m	15	2	2,250 m²	A$60.0m	A$11.0m	A$27.5m	A$9.5m	A$22.0m69% on cost · 37% on revenue
Cost stack Construction 2,250 m² at A$4,100/m²A$9.5m DemolitionA$140k Consultants, DA and certification (9%)A$850k Contributions (A$28,000 per new home)A$325k Contingency (5%)A$500k 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$18.0m instead leaves A$22.0m pre-tax on a total development cost of A$32.5m.
Apartments, up to 4 storeysLow and Mid-Rise (400 to 800 m) · FSR 1.5:1 · 17.5 m	40	4	4,000 m²	A$75.0m	A$24.0m	A$27.5m	A$9.5m	A$21.0m46% on cost · 28% on revenue
Cost stack Construction 4,000 m² at A$4,900/m²A$19.0m Basement parkingA$1.3m DemolitionA$140k Consultants, DA and certification (9%)A$1.8m Contributions (A$28,000 per new home)A$1.0m Contingency (5%)A$1.1m 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$18.0m instead leaves A$21.0m pre-tax on a total development cost of A$45.0m.
TerracesLow and Mid-Rise · FSR 0.9:1 · 12.5 m	9	2	1,500 m²	A$37.5m	A$8.0m	A$18.0m	A$800k	A$5.5m19% on cost · 15% on revenue
Cost stack Construction 1,500 m² at A$4,300/m²A$6.0m Basement parkingA$300k DemolitionA$140k Consultants, DA and certification (9%)A$600k Contributions (A$28,000 per new home)A$170k Contingency (5%)A$350k 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$18.0m instead leaves A$5.5m pre-tax on a total development cost of A$30.0m.

Site facts

Houses: House, 300 m² House, 2,000 m² House, 350 m²
Site area: About 2,500 m²
Street frontage: About 60 m (measured against the road corridor)
Zone: R3
Nearest nominated centre: About 600 m (straight line) · 400 to 800 m from a nominated centre
Land value: About A$15,000,000 at 1 July 2025, NSW Valuer General (the houses together)