Address locked, Edgecliff

2 houses today → about 35 homes as apartments, up to 8 storeys + bonus. About 1,250 m², 70 m frontage, zone R3.

Residual land valueA$19.0m

Likely ask (2 houses)A$17.0mFrom the land values x 1.15

HeadroomA$2.0m

Gain over buying separatelyA$1k

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	35	8	3,500 m²	A$65.0m	A$25.0m	A$19.0m	A$2.0m	A$13.0m27% on cost · 19% on revenue
Cost stack Construction 3,500 m² at A$5,500/m²A$20.0m Basement parkingA$1.3m DemolitionA$90k Consultants, DA and certification (9%)A$1.9m 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$17.0m instead leaves A$13.0m pre-tax on a total development cost of A$45.0m. 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	30	6	3,000 m²	A$55.0m	A$20.0m	A$17.0m	-A$500k	A$9.0m22% on cost · 17% on revenue
Cost stack Construction 3,000 m² at A$5,500/m²A$16.0m Basement parkingA$950k DemolitionA$90k Consultants, DA and certification (9%)A$1.5m Contributions (A$28,000 per new home)A$750k Contingency (5%)A$900k 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$17.0m instead leaves A$9.0m pre-tax on a total development cost of A$40.0m.
TerracesLow and Mid-Rise · FSR 0.75:1 · 19.5 m	6	2	1,000 m²	A$21.0m	A$5.0m	A$9.5m	-A$7.5m	-A$4.8m-19% on cost · -22% on revenue
Cost stack Construction 1,000 m² at A$4,300/m²A$4.3m Basement parkingA$200k DemolitionA$90k Consultants, DA and certification (9%)A$400k Contributions (A$28,000 per new home)A$110k Contingency (5%)A$240k 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$17.0m instead leaves -A$4.8m pre-tax on a total development cost of A$25.0m.
TownhousesLow and Mid-Rise · FSR 0.75:1 · 19.5 m	6	2	1,000 m²	A$19.0m	A$4.8m	A$8.5m	-A$8.5m	-A$6.0m-25% on cost · -32% on revenue
Cost stack Construction 1,000 m² at A$4,100/m²A$4.0m DemolitionA$90k Consultants, DA and certification (9%)A$350k Contributions (A$28,000 per new home)A$110k Contingency (5%)A$220k 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$17.0m instead leaves -A$6.0m pre-tax on a total development cost of A$24.0m.

Site facts

Houses: House, 600 m² House, 700 m²
Site area: About 1,250 m²
Street frontage: About 70 m (measured against the road corridor)
Zone: R3
Nearest nominated centre: About 200 m (straight line) · Within 400 m of a nominated centre
Land value: About A$15,000,000 at 1 July 2025, NSW Valuer General (the houses together)
Notes: Heritage conservation area.