Address locked, Rose Bay

3 houses today → about 50 homes as apartments, up to 8 storeys + bonus. About 1,750 m², 80 m frontage, zone R3.

Residual land valueA$30.0m

Likely ask (3 houses)A$20.0mFrom the land values x 1.15

HeadroomA$10.0m

Gain over buying separatelyA$6k

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	50	8	5,000 m²	A$90.0m	A$35.0m	A$30.0m	A$10.0m	A$21.0m34% on cost · 23% on revenue
Cost stack Construction 5,000 m² at A$5,500/m²A$27.5m Basement parkingA$1.7m DemolitionA$140k Consultants, DA and certification (9%)A$2.5m Contributions (A$28,000 per new home)A$1.3m Contingency (5%)A$1.6m 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$20.0m instead leaves A$21.0m pre-tax on a total development cost of A$60.0m. Includes 15% affordable housing at 65% of market.
TerracesLow and Mid-Rise · FSR 1:1 · 10.5 m	10	2	1,750 m²	A$50.0m	A$9.5m	A$25.0m	A$5.0m	A$13.0m39% on cost · 26% on revenue
Cost stack Construction 1,750 m² at A$4,300/m²A$7.5m Basement parkingA$400k DemolitionA$140k Consultants, DA and certification (9%)A$700k Contributions (A$28,000 per new home)A$250k Contingency (5%)A$425k 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$20.0m instead leaves A$13.0m pre-tax on a total development cost of A$32.5m.
Apartments, up to 6 storeysLow and Mid-Rise (within 400 m) · FSR 2.2:1 · 22 m	40	6	4,000 m²	A$75.0m	A$27.5m	A$25.0m	A$5.0m	A$16.0m30% on cost · 21% on revenue
Cost stack Construction 4,000 m² at A$5,500/m²A$21.0m Basement parkingA$1.3m DemolitionA$140k Consultants, DA and certification (9%)A$2.0m Contributions (A$28,000 per new home)A$1.0m Contingency (5%)A$1.2m 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$20.0m instead leaves A$16.0m pre-tax on a total development cost of A$50.0m.
TownhousesLow and Mid-Rise · FSR 1:1 · 10.5 m	10	2	1,750 m²	A$42.5m	A$8.5m	A$21.0m	A$1.0m	A$7.5m23% on cost · 17% on revenue
Cost stack Construction 1,750 m² at A$4,100/m²A$7.0m DemolitionA$140k Consultants, DA and certification (9%)A$650k Contributions (A$28,000 per new home)A$220k Contingency (5%)A$375k 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$20.0m instead leaves A$7.5m pre-tax on a total development cost of A$32.5m.

Site facts

Houses: House, 600 m² House, 500 m² House, 600 m²
Site area: About 1,750 m²
Street frontage: About 80 m (measured against the road corridor)
Zone: R3
Nearest nominated centre: About 50 m (straight line) · Within 400 m of a nominated centre
Land value: About A$17,000,000 at 1 July 2025, NSW Valuer General (the houses together)