Address locked, Dulwich Hill

1 house today → about 85 homes as apartments, up to 6 storeys. About 4,000 m², 20 m frontage, zone R4.

Residual land valueA$12.0m

Likely ask (1 house)A$5.5mSuburb median formula (no land value on file)

HeadroomA$6.5m

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.

Pro members see the exact figures and the neighbours for this site. Go Pro for every site, or claim a single site from its page.

See Pro and pricing Sign in

Every option the rules allow

Option	Homes	Storeys	GFA	Realisation	Costs	Residual land value	Headroom	Profit at likely ask
Apartments, up to 6 storeysLow and Mid-Rise (within 400 m) · FSR 2.2:1 · 22 m	85	6	8,000 m²	A$100m	A$60.0m	A$12.0m	A$6.5m	A$18.0m25% on cost · 18% on revenue
Cost stack Construction 8,000 m² at A$5,500/m²A$45.0m Basement parkingA$3.0m DemolitionA$45k Consultants, DA and certification (9%)A$4.5m Contributions (A$28,000 per new home)A$2.4m Contingency (5%)A$2.8m 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$5.5m instead leaves A$18.0m pre-tax on a total development cost of A$70.0m.
Apartments, up to 8 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 2.86:1 · 28.6 m	110	8	11,000 m²	A$130m	A$75.0m	A$11.0m	A$5.5m	A$27.5m32% on cost · 21% on revenue
Cost stack Construction 11,000 m² at A$5,500/m²A$60.0m Basement parkingA$3.8m DemolitionA$45k Consultants, DA and certification (9%)A$5.5m Contributions (A$28,000 per new home)A$3.0m Contingency (5%)A$3.5m 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$5.5m instead leaves A$27.5m pre-tax on a total development cost of A$85.0m. Includes 15% affordable housing at 65% of market.
TownhousesLow and Mid-Rise · FSR 0.7:1 · 14 m	15	2	2,500 m²	A$23.0m	A$13.0m	A$3.0m	-A$2.5m	A$500k3% on cost · 2% on revenue
Cost stack Construction 2,500 m² at A$4,100/m²A$11.0m DemolitionA$45k Consultants, DA and certification (9%)A$1.0m Contributions (A$28,000 per new home)A$450k 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$5.5m instead leaves A$500k pre-tax on a total development cost of A$20.0m.
Dual occupancyLow and Mid-Rise · FSR 0.65:1 · 14 m	2	2	500 m²	A$4.5m	A$2.3m	A$750k	-A$4.8m	-A$4.3m-50% on cost · -97% 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$5.5m instead leaves -A$4.3m pre-tax on a total development cost of A$8.5m.
TerracesLow and Mid-Rise · FSR 0.7:1 · 14 m	3	2	500 m²	A$4.5m	A$2.5m	A$475k	-A$5.0m	-A$4.5m-51% on cost · -101% 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$5.5m instead leaves -A$4.5m pre-tax on a total development cost of A$9.0m.

Site facts

Site area: About 4,000 m² (80 m by 150 m)
Street frontage: About 20 m (measured against the road corridor)
Zone: R4 High Density Residential · Inner West Local Environmental Plan 2022
LEP controls: FSR 0.6:1 · height 14 m · minimum lot not mapped
Nearest nominated centre: About 200 m to Dulwich Hill station (straight line) · Within 400 m of a nominated centre