Standalone site

Address locked, Bondi Junction

1 house today → about 15 homes as apartments, up to 8 storeys + bonus. About 600 m², 18 m frontage, zone R3.

Residual land valueA$6.5m

Likely ask (1 house)A$4.0mFrom the 1 July 2025 land value x 1.15

HeadroomA$2.5m

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	15	8	1,500 m²	A$25.0m	A$11.0m	A$6.5m	A$2.5m	A$6.0m37% on cost · 24% on revenue
Cost stack Construction 1,500 m² at A$5,500/m²A$8.5m Basement parkingA$550k DemolitionA$45k Consultants, DA and certification (9%)A$850k Contributions (A$28,000 per new home)A$425k Contingency (5%)A$500k 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$4.0m instead leaves A$6.0m pre-tax on a total development cost of A$16.0m. Includes 15% affordable housing at 65% of market.
Apartments, up to 6 storeysLow and Mid-Rise (within 400 m) · FSR 2.2:1 · 22 m	10	6	1,200 m²	A$21.0m	A$8.5m	A$5.5m	A$1.5m	A$5.0m38% on cost · 25% on revenue
Cost stack Construction 1,200 m² at A$5,500/m²A$6.5m Basement parkingA$400k DemolitionA$45k Consultants, DA and certification (9%)A$650k Contributions (A$28,000 per new home)A$300k Contingency (5%)A$400k 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$4.0m instead leaves A$5.0m pre-tax on a total development cost of A$14.0m.
Dual occupancyLow and Mid-Rise · FSR 0.9:1 · 12.5 m	2	2	500 m²	A$7.5m	A$2.2m	A$3.0m	-A$1.0m	A$55k1% on cost · 1% 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$4.0m instead leaves A$55k pre-tax on a total development cost of A$7.0m.
TerracesLow and Mid-Rise · FSR 0.9:1 · 12.5 m	3	2	500 m²	A$8.0m	A$2.5m	A$2.8m	-A$1.3m	A$170k2% on cost · 2% on revenue
Cost stack Construction 500 m² at A$4,300/m²A$2.1m Basement parkingA$100k DemolitionA$45k Consultants, DA and certification (9%)A$200k Contributions (A$28,000 per new home)A$55k Contingency (5%)A$120k 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$4.0m instead leaves A$170k pre-tax on a total development cost of A$7.0m.

Site facts

Site area: About 600 m² (10 m by 60 m)
Street frontage: About 18 m (measured against the road corridor)
Zone: R3 Medium Density Residential · Waverley Local Environmental Plan 2012
LEP controls: FSR 0.9:1 · height 12.5 m · minimum lot 325 m²
Nearest nominated centre: About 200 m to Bondi Junction station and town centre (straight line) · Within 400 m of a nominated centre
Land value: About A$3,500,000 at 1 July 2025, NSW Valuer General · from A$1,700,000 at 1 July 2021 (+105%)

Neighbours

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

Amalgamation options

#9 · amalgamation 3 houses → 35 homes

Address locked, Bondi Junction

Residual land valueA$14.0m

Likely askA$7.5m

HeadroomA$6.5m

1,200 m² · Apartments, up to 8 storeys + bonus · R3 · address locked