Not viable as a standalone site

Address locked, Crows Nest

1 house today → 2 homes as dual occupancy. About 500 m², 25 m frontage, zone R3.

Residual land valueA$1.7m

Likely ask (1 house)A$3.0mFrom the 1 July 2025 land value x 1.15

Headroom-A$1.3m

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Every option the rules allow

Option	Homes	Storeys	GFA	Realisation	Costs	Residual land value	Headroom	Profit at likely ask
Dual occupancyLow and Mid-Rise · FSR 0.65:1 · 9.5 m	2	2	300 m²	A$4.5m	A$1.4m	A$1.7m	-A$1.3m	-A$700k-14% on cost · -15% on revenue
Cost stack Construction 300 m² at A$3,700/m²A$1.2m DemolitionA$45k Consultants, DA and certification (9%)A$100k Contributions (A$28,000 per new home)A$28k Contingency (5%)A$65k 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$3.0m instead leaves -A$700k pre-tax on a total development cost of A$5.0m.

Site area: About 500 m² (12 m by 40 m)
Street frontage: About 25 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 350 m to Crows Nest station (straight line) · Within 400 m of a nominated centre
Land value: About A$2,500,000 at 1 July 2025, NSW Valuer General · from A$2,200,000 at 1 July 2021 (+15%)

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

#4 · amalgamation 3 houses → 40 homes

Residual land valueA$14.0m

Likely askA$9.0m

HeadroomA$5.0m

1,500 m² · Apartments, up to 8 storeys + bonus · R3 · address locked