Standalone site

Address locked, Randwick

1 house today → about 20 homes as apartments, up to 3 storeys. About 1,100 m², 60 m frontage, zone E2.

Residual land valueA$7.0m

Likely ask (1 house)A$3.5mFrom the 1 July 2025 land value x 1.15

HeadroomA$3.5m

Claim this site

A$387 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.

This site 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.

Option	Homes	Storeys	GFA	Realisation	Costs	Residual land value	Headroom	Profit at likely ask
Apartments, up to 3 storeys (LEP controls)Local Environmental Plan · FSR 2:1 · 12 m	20	3	1,750 m²	A$27.5m	A$11.0m	A$7.0m	A$3.5m	A$8.5m55% on cost · 32% on revenue
Cost stack Construction 1,750 m² at A$4,900/m²A$9.0m Basement parkingA$600k DemolitionA$45k Consultants, DA and certification (9%)A$850k Contributions (A$28,000 per new home)A$475k 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$3.5m instead leaves A$8.5m pre-tax on a total development cost of A$16.0m.
Shop-top housing, up to 6 storeysLow and Mid-Rise (within 400 m) · FSR 2.2:1 · 24 m	15	6	2,500 m²	A$32.5m	A$17.0m	A$5.0m	A$1.5m	A$6.5m30% on cost · 20% on revenue
Cost stack Construction 2,500 m² at A$5,600/m²A$13.0m Basement parkingA$600k DemolitionA$45k Consultants, DA and certification (9%)A$1.3m Contributions (A$28,000 per new home)A$450k 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$3.5m instead leaves A$6.5m pre-tax on a total development cost of A$22.0m.

Site area: About 1,100 m² (35 m by 40 m)
Street frontage: About 60 m (measured against the road corridor)
Zone: E2 Commercial Centre · Randwick Local Environmental Plan 2012
LEP controls: FSR 2:1 · height 12 m · minimum lot not mapped
Nearest nominated centre: About 50 m to Randwick town centre and light rail station (straight line) · Within 400 m of a nominated centre
Land value: About A$3,000,000 at 1 July 2025, NSW Valuer General · from A$2,300,000 at 1 July 2021 (+30%)

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