Not viable as a standalone site

Address locked, Sylvania

1 house today → 2 homes as dual occupancy. About 1,200 m², 18 m frontage, zone R2.

Residual land valueA$900k

Likely ask (1 house)A$1.1mFrom the 1 July 2025 land value x 1.15

Headroom-A$200k

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Every option the rules allow

Option	Homes	Storeys	GFA	Realisation	Costs	Residual land value	Headroom	Profit at likely ask
Dual occupancyHousing SEPP (R2 state-wide) · FSR 0.65:1 · 9.5 m	2	2	500 m²	A$4.5m	A$2.3m	A$900k	-A$200k	A$325k9% on cost · 7% 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$1.1m instead leaves A$325k pre-tax on a total development cost of A$3.8m.
TownhousesLow and Mid-Rise · FSR 0.7:1 · 9.5 m	5	2	800 m²	A$7.0m	A$4.0m	A$850k	-A$250k	A$700k13% on cost · 10% on revenue
Cost stack Construction 800 m² at A$4,100/m²A$3.5m DemolitionA$45k Consultants, DA and certification (9%)A$300k Contributions (A$28,000 per new home)A$110k Contingency (5%)A$180k 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$1.1m instead leaves A$700k pre-tax on a total development cost of A$5.5m.
Manor house (4 flats)Low and Mid-Rise · FSR 0.8:1 · 9.5 m	4	2	450 m²	A$4.5m	A$2.5m	A$600k	-A$500k	A$120k3% on cost · 3% on revenue
Cost stack Construction 450 m² at A$4,400/m²A$1.9m Basement parkingA$140k DemolitionA$45k Consultants, DA and certification (9%)A$190k Contributions (A$28,000 per new home)A$85k 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$1.1m instead leaves A$120k pre-tax on a total development cost of A$4.0m.

Site facts

Site area: About 1,200 m² (15 m by 90 m)
Street frontage: About 18 m (measured against the road corridor)
Zone: R2 Low Density Residential · Sutherland Shire Local Environmental Plan 2015
LEP controls: FSR 0.55:1 · height 8.5 m · minimum lot 550 m²
Nearest nominated centre: About 750 m to Southgate shopping centre (straight line) · 400 to 800 m from a nominated centre
Land value: About A$950,000 at 1 July 2025, NSW Valuer General · from A$800,000 at 1 July 2021 (+20%)

Neighbours

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

Amalgamation options

#1 · amalgamation Claimed 3 houses → 15 homes

Address locked, Sylvania

Residual land valueA$3.8m

Likely askA$3.3m

HeadroomA$500k

3,500 m² · Townhouses · R2 · address locked