Standalone site

Address locked, Randwick

1 house today → about 20 homes as apartments, up to 8 storeys + bonus. About 700 m², 15 m frontage, zone R3.

Residual land valueA$5.0m

Likely ask (1 house)A$3.5mFrom the 1 July 2025 land value x 1.15

HeadroomA$1.5m

Claim this site

A$182 inc GST · 3 months

A claim takes this site 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	20	8	2,000 m²	A$27.5m	A$13.0m	A$5.0m	A$1.5m	A$6.5m36% on cost · 24% on revenue
Cost stack Construction 2,000 m² at A$5,500/m²A$10.0m Basement parkingA$650k DemolitionA$45k Consultants, DA and certification (9%)A$1.0m Contributions (A$28,000 per new home)A$500k Contingency (5%)A$600k 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$3.5m instead leaves A$6.5m pre-tax on a total development cost of A$18.0m. Includes 15% affordable housing at 65% of market.
TownhousesLow and Mid-Rise · FSR 1.8:1 · 19.5 m	7	2	1,200 m²	A$15.0m	A$5.5m	A$4.8m	A$1.3m	A$3.5m37% on cost · 24% on revenue
Cost stack Construction 1,200 m² at A$4,100/m²A$4.8m DemolitionA$45k Consultants, DA and certification (9%)A$425k Contributions (A$28,000 per new home)A$170k Contingency (5%)A$250k 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$3.5m instead leaves A$3.5m pre-tax on a total development cost of A$10.0m.
Apartments, up to 6 storeysLow and Mid-Rise (within 400 m) · FSR 2.2:1 · 22 m	15	6	1,500 m²	A$22.0m	A$10.0m	A$4.5m	A$1.0m	A$5.0m34% on cost · 22% on revenue
Cost stack Construction 1,500 m² at A$5,500/m²A$8.0m Basement parkingA$475k DemolitionA$45k Consultants, DA and certification (9%)A$750k Contributions (A$28,000 per new home)A$375k Contingency (5%)A$475k 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$3.5m instead leaves A$5.0m pre-tax on a total development cost of A$15.0m.
Dual occupancyLow and Mid-Rise · FSR 1.8:1 · 19.5 m	2	2	500 m²	A$7.0m	A$2.3m	A$2.5m	-A$1.0m	A$30k0% on cost · 0% on revenue
Cost stack Construction 500 m² at A$3,700/m²A$1.9m DemolitionA$45k Consultants, DA and certification (9%)A$170k Contributions (A$28,000 per new home)A$28k Contingency (5%)A$100k 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$3.5m instead leaves A$30k pre-tax on a total development cost of A$6.5m.

Site facts

Site area: About 700 m² (18 m by 40 m)
Street frontage: About 15 m (measured against the road corridor)
Zone: R3 Medium Density Residential · Randwick Local Environmental Plan 2012
LEP controls: FSR 1.8:1 · height 19.5 m · minimum lot not mapped
Nearest nominated centre: About 400 m to Randwick town centre and light rail station (straight line) · Within 400 m of a nominated centre
Land value: About A$3,000,000 at 1 July 2025, NSW Valuer General · from A$2,500,000 at 1 July 2021 (+20%)

Neighbours

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

Amalgamation options

#5 · amalgamation 3 houses → 20 homes

Address locked, Randwick

Residual land valueA$14.0m

Likely askA$8.5m

HeadroomA$5.5m

1,500 m² · Townhouses · R3 · address locked

DA on a house (Under Assessment)