Address locked, Crows Nest

3 houses today → about 30 homes as apartments, up to 8 storeys + bonus. About 1,000 m², 50 m frontage, zone R3.

Residual land valueA$9.5m

Likely ask (3 houses)A$6.5mFrom the land values x 1.15

HeadroomA$3.0m

Gain over buying separatelyA$2.5m

Claim this holding

A$182 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.

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	30	8	2,500 m²	A$42.5m	A$19.0m	A$9.5m	A$3.0m	A$10.0m37% on cost · 24% on revenue
Cost stack Construction 2,500 m² at A$5,500/m²A$15.0m Basement parkingA$950k DemolitionA$140k Consultants, DA and certification (9%)A$1.4m Contributions (A$28,000 per new home)A$700k Contingency (5%)A$850k 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$6.5m instead leaves A$10.0m pre-tax on a total development cost of A$27.5m. 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	2,000 m²	A$35.0m	A$15.0m	A$8.5m	A$2.0m	A$8.0m33% on cost · 22% on revenue
Cost stack Construction 2,000 m² at A$5,500/m²A$12.0m Basement parkingA$700k DemolitionA$140k Consultants, DA and certification (9%)A$1.1m Contributions (A$28,000 per new home)A$500k Contingency (5%)A$650k 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$6.5m instead leaves A$8.0m pre-tax on a total development cost of A$23.0m.
TerracesLow and Mid-Rise · FSR 0.7:1 · 9.5 m	4	2	600 m²	A$9.0m	A$3.5m	A$2.8m	-A$3.8m	-A$2.8m-24% on cost · -29% on revenue
Cost stack Construction 600 m² at A$4,300/m²A$2.8m Basement parkingA$140k DemolitionA$140k Consultants, DA and certification (9%)A$250k Contributions (A$28,000 per new home)A$28k Contingency (5%)A$160k 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$6.5m instead leaves -A$2.8m pre-tax on a total development cost of A$11.0m.
TownhousesLow and Mid-Rise · FSR 0.7:1 · 9.5 m	4	2	700 m²	A$8.0m	A$3.3m	A$2.4m	-A$4.1m	-A$3.3m-30% on cost · -41% on revenue
Cost stack Construction 700 m² at A$4,100/m²A$2.8m DemolitionA$140k Consultants, DA and certification (9%)A$240k Contributions (A$28,000 per new home)A$28k Contingency (5%)A$150k 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$6.5m instead leaves -A$3.3m pre-tax on a total development cost of A$11.0m.

Site facts

Houses: House, 250 m² House, 225 m² House, 500 m²
Site area: About 1,000 m²
Street frontage: About 50 m (measured against the road corridor)
Zone: R3
Nearest nominated centre: About 250 m (straight line) · Within 400 m of a nominated centre
Land value: About A$6,000,000 at 1 July 2025, NSW Valuer General (the houses together)