Standalone site

Address locked, Crows Nest

1 house today → 8 homes as apartments, up to 4 storeys. About 600 m², 12 m frontage, zone R3.

Residual land valueA$4.0m

Likely ask (1 house)A$3.3mFrom the 1 July 2025 land value x 1.15

HeadroomA$750k

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 4 storeysLow and Mid-Rise (400 to 800 m) · FSR 1.5:1 · 17.5 m	8	4	800 m²	A$13.0m	A$5.0m	A$4.0m	A$750k	A$2.8m29% on cost · 20% on revenue
Cost stack Construction 800 m² at A$4,900/m²A$4.0m Basement parkingA$275k DemolitionA$45k Consultants, DA and certification (9%)A$400k Contributions (A$28,000 per new home)A$200k Contingency (5%)A$240k 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$3.3m instead leaves A$2.8m pre-tax on a total development cost of A$9.0m.
Apartments, up to 6 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 1.95:1 · 22.8 m	10	6	1,100 m²	A$16.0m	A$7.5m	A$3.8m	A$500k	A$2.5m22% on cost · 16% on revenue
Cost stack Construction 1,100 m² at A$5,500/m²A$6.0m Basement parkingA$375k DemolitionA$45k Consultants, DA and certification (9%)A$550k Contributions (A$28,000 per new home)A$275k 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$3.3m instead leaves A$2.5m pre-tax on a total development cost of A$12.0m. Includes 15% affordable housing at 65% of market.
Dual occupancyLow and Mid-Rise · FSR 0.65:1 · 9.5 m	2	2	350 m²	A$4.5m	A$1.6m	A$1.6m	-A$1.7m	-A$1.2m-21% on cost · -26% on revenue
Cost stack Construction 350 m² at A$3,700/m²A$1.3m DemolitionA$45k Consultants, DA and certification (9%)A$120k Contributions (A$28,000 per new home)A$28k Contingency (5%)A$75k 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$3.3m instead leaves -A$1.2m pre-tax on a total development cost of A$5.5m.

Site facts

Site area: About 600 m² (12 m by 45 m)
Street frontage: About 12 m (measured against the road corridor)
Zone: R3 Medium Density Residential · North Sydney Local Environmental Plan 2013
LEP controls: FSR not mapped · height 8.5 m · minimum lot 230 m²
Nearest nominated centre: About 600 m to Crows Nest station (straight line) · 400 to 800 m from a nominated centre
Land value: About A$3,000,000 at 1 July 2025, NSW Valuer General · from A$2,500,000 at 1 July 2021 (+20%)

Neighbours

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