Standalone site

Address locked, Edgecliff

1 house today → about 20 homes as apartments, up to 8 storeys + bonus. About 700 m², 45 m frontage, zone R3.

Residual land valueA$11.0m

Likely ask (1 house)A$11.0mFrom the 1 July 2025 land value x 1.15

HeadroomA$550k

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$37.5m	A$15.0m	A$11.0m	A$550k	A$5.5m19% on cost · 14% on revenue
Cost stack Construction 2,000 m² at A$5,500/m²A$12.0m Basement parkingA$700k DemolitionA$45k Consultants, DA and certification (9%)A$1.1m Contributions (A$28,000 per new home)A$550k Contingency (5%)A$650k 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$11.0m instead leaves A$5.5m pre-tax on a total development cost of A$27.5m. 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	15	6	1,500 m²	A$30.0m	A$11.0m	A$9.5m	-A$1.5m	A$3.0m13% on cost · 10% on revenue
Cost stack Construction 1,500 m² at A$5,500/m²A$9.0m 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$11.0m instead leaves A$3.0m pre-tax on a total development cost of A$24.0m.
Dual occupancyLow and Mid-Rise · FSR 0.75:1 · 19.5 m	2	2	500 m²	A$10.0m	A$2.3m	A$5.0m	-A$6.0m	-A$5.0m-35% on cost · -52% 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$11.0m instead leaves -A$5.0m pre-tax on a total development cost of A$15.0m.
TerracesLow and Mid-Rise · FSR 0.75:1 · 19.5 m	3	2	500 m²	A$11.0m	A$2.5m	A$4.8m	-A$6.3m	-A$4.5m-30% on cost · -41% 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$11.0m instead leaves -A$4.5m pre-tax on a total development cost of A$15.0m.
TownhousesLow and Mid-Rise · FSR 0.75:1 · 19.5 m	3	2	500 m²	A$9.5m	A$2.4m	A$4.3m	-A$6.8m	-A$6.0m-39% on cost · -61% on revenue
Cost stack Construction 500 m² at A$4,100/m²A$2.0m DemolitionA$45k Consultants, DA and certification (9%)A$180k Contributions (A$28,000 per new home)A$55k Contingency (5%)A$110k 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$11.0m instead leaves -A$6.0m pre-tax on a total development cost of A$15.0m.

Site facts

Site area: About 700 m² (25 m by 35 m)
Street frontage: About 45 m (measured against the road corridor)
Zone: R3 Medium Density Residential · Woollahra Local Environmental Plan 2014
LEP controls: FSR 0.75:1 · height 19.5 m · minimum lot 700 m²
Nearest nominated centre: About 200 m to Double Bay town centre (straight line) · Within 400 m of a nominated centre
Heritage: Conservation area: Woollahra
Land value: About A$9,000,000 at 1 July 2025, NSW Valuer General · from A$6,000,000 at 1 July 2021 (+50%)
Notes: Heritage conservation area.

Neighbours

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

Amalgamation options

#2 · amalgamation 2 houses → 35 homes

Address locked, Edgecliff

Residual land valueA$19.0m

Likely askA$17.0m

HeadroomA$2.0m

1,250 m² · Apartments, up to 8 storeys + bonus · R3 · address locked

Heritage conservation area