Address locked, Maroubra

1 house today → about 15 homes as shop-top housing, up to 8 storeys. About 1,000 m², 13 m frontage, zone E2.

Residual land valueA$3.3m

Likely ask (1 house)A$1.1mFrom the 1 July 2025 land value x 1.15

HeadroomA$2.2m

Claimed

Claimed until 4 Feb 2027

Another member holds a claim on this site or a holding it is part of. It cannot be claimed again until then.

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Option	Homes	Storeys	GFA	Realisation	Costs	Residual land value	Headroom	Profit at likely ask
Shop-top housing, up to 8 storeysLow and Mid-Rise (within 400 m) · FSR 2.2:1 · 28 m	15	8	2,250 m²	A$27.5m	A$16.0m	A$3.3m	A$2.2m	A$6.0m32% on cost · 21% on revenue
Cost stack Construction 2,250 m² at A$5,600/m²A$13.0m Basement parkingA$600k DemolitionA$45k Consultants, DA and certification (9%)A$1.2m 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$1.1m instead leaves A$6.0m pre-tax on a total development cost of A$18.0m.

Site area: About 1,000 m² (35 m by 45 m)
Street frontage: About 13 m (measured against the road corridor)
Zone: E2 Commercial Centre · Randwick Local Environmental Plan 2012
LEP controls: FSR not mapped · height 28 m · minimum lot not mapped
Nearest nominated centre: About 50 m to Maroubra Junction town centre (straight line) · Within 400 m of a nominated centre
Land value: About A$950,000 at 1 July 2025, NSW Valuer General · from A$750,000 at 1 July 2021 (+25%)