Address locked, Five Dock

1 house today → about 15 homes as apartments, up to 5 storeys. About 700 m², 20 m frontage, zone MU1.

Residual land valueA$2.0m

Likely ask (1 house)A$1.8mFrom the 1 July 2025 land value x 1.15

HeadroomA$200k

Claimed

Claimed until 4 Feb 2027

Another member holds a claim on this site or a holding it is part of. It cannot be claimed again until then.

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Option	Homes	Storeys	GFA	Realisation	Costs	Residual land value	Headroom	Profit at likely ask
Apartments, up to 5 storeys (LEP controls)Local Environmental Plan · FSR 2.5:1 · 17 m	15	5	1,750 m²	A$21.0m	A$12.0m	A$2.0m	A$200k	A$3.8m25% on cost · 18% on revenue
Cost stack Construction 1,750 m² at A$5,500/m²A$9.5m Basement parkingA$600k DemolitionA$45k Consultants, DA and certification (9%)A$900k Contributions (A$28,000 per new home)A$450k Contingency (5%)A$550k 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$1.8m instead leaves A$3.8m pre-tax on a total development cost of A$15.0m.
Shop-top housing, up to 6 storeysLow and Mid-Rise (within 400 m) · FSR 2.5:1 · 24 m	15	6	1,750 m²	A$19.0m	A$12.0m	A$1.1m	-A$700k	A$1.9m13% on cost · 10% on revenue
Cost stack Construction 1,750 m² at A$5,600/m²A$9.5m Basement parkingA$450k DemolitionA$45k Consultants, DA and certification (9%)A$900k Contributions (A$28,000 per new home)A$325k Contingency (5%)A$550k 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$1.8m instead leaves A$1.9m pre-tax on a total development cost of A$15.0m.

Site area: About 700 m² (35 m by 45 m)
Street frontage: About 20 m (measured against the road corridor)
Zone: MU1 Mixed Use · Canada Bay Local Environmental Plan 2013
LEP controls: FSR 2.5:1 · height 17 m · minimum lot not mapped
Nearest nominated centre: About 50 m to Five Dock town centre (straight line) · Within 400 m of a nominated centre
Land value: About A$1,600,000 at 1 July 2025, NSW Valuer General · from A$1,500,000 at 1 July 2021 (+5%)

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