Address locked, Bondi Junction

3 houses today → about 150 homes as apartments, up to 9 storeys. About 3,500 m², 70 m frontage, zone MU1.

Residual land valueA$65.0m

Likely ask (3 houses)A$35.0mFrom the land values x 1.15

HeadroomA$30.0m

Gain over buying separatelyA$4.5m

Claimed

Claimed until 3 Feb 2027

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Option	Homes	Storeys	GFA	Realisation	Costs	Residual land value	Headroom	Profit at likely ask
Apartments, up to 9 storeys (LEP controls)Local Environmental Plan · FSR 4:1 · 32 m	150	9	15,000 m²	A$240m	A$100m	A$65.0m	A$30.0m	A$65.0m45% on cost · 28% on revenue
Cost stack Construction 15,000 m² at A$5,500/m²A$80.0m Basement parkingA$5.0m DemolitionA$140k Consultants, DA and certification (9%)A$7.5m Contributions (A$28,000 per new home)A$4.0m Contingency (5%)A$4.5m 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$35.0m instead leaves A$65.0m pre-tax on a total development cost of A$150m.
Shop-top housing, up to 9 storeysLow and Mid-Rise (within 400 m) · FSR 4:1 · 32 m	120	9	15,000 m²	A$220m	A$100m	A$55.0m	A$20.0m	A$50.0m34% on cost · 22% on revenue
Cost stack Construction 15,000 m² at A$5,600/m²A$80.0m Basement parkingA$4.3m DemolitionA$140k Consultants, DA and certification (9%)A$7.5m Contributions (A$28,000 per new home)A$3.5m Contingency (5%)A$4.5m 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$35.0m instead leaves A$50.0m pre-tax on a total development cost of A$150m.

Houses: House, 800 m² House, 400 m² House, 2,500 m²
Site area: About 3,500 m²
Street frontage: About 70 m (measured against the road corridor)
Zone: MU1
Nearest nominated centre: About 150 m (straight line) · Within 400 m of a nominated centre
Land value: About A$30,000,000 at 1 July 2025, NSW Valuer General (the houses together)