Standalone site

Address locked, Double Bay

1 house today → about 35 homes as apartments, up to 8 storeys + bonus. About 1,200 m², 30 m frontage, zone R3.

Residual land valueA$22.0m

Likely ask (1 house)A$16.0mFrom the 1 July 2025 land value x 1.15

HeadroomA$6.0m

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	35	8	3,500 m²	A$65.0m	A$23.0m	A$22.0m	A$6.0m	A$16.0m37% on cost · 24% on revenue
Cost stack Construction 3,500 m² at A$5,500/m²A$18.0m Basement parkingA$1.1m DemolitionA$45k Consultants, DA and certification (9%)A$1.7m Contributions (A$28,000 per new home)A$900k Contingency (5%)A$1.1m 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$16.0m instead leaves A$16.0m pre-tax on a total development cost of A$42.5m. 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	25	6	2,500 m²	A$55.0m	A$18.0m	A$19.0m	A$3.0m	A$12.0m33% on cost · 22% on revenue
Cost stack Construction 2,500 m² at A$5,500/m²A$14.0m Basement parkingA$900k DemolitionA$45k Consultants, DA and certification (9%)A$1.3m Contributions (A$28,000 per new home)A$700k Contingency (5%)A$800k 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$16.0m instead leaves A$12.0m pre-tax on a total development cost of A$37.5m.
TerracesLow and Mid-Rise · FSR 0.75:1 · 10.5 m	5	2	800 m²	A$20.0m	A$4.3m	A$9.5m	-A$6.5m	-A$3.8m-16% on cost · -18% on revenue
Cost stack Construction 800 m² at A$4,300/m²A$3.5m Basement parkingA$170k DemolitionA$45k Consultants, DA and certification (9%)A$325k Contributions (A$28,000 per new home)A$110k Contingency (5%)A$200k 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$16.0m instead leaves -A$3.8m pre-tax on a total development cost of A$23.0m.
TownhousesLow and Mid-Rise · FSR 0.75:1 · 10.5 m	5	2	800 m²	A$19.0m	A$4.0m	A$9.0m	-A$7.0m	-A$4.3m-19% on cost · -23% 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$16.0m instead leaves -A$4.3m pre-tax on a total development cost of A$22.0m.
Dual occupancyLow and Mid-Rise · FSR 0.75:1 · 10.5 m	2	2	500 m²	A$12.0m	A$2.3m	A$6.0m	-A$10.0m	-A$9.0m-44% on cost · -75% 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$16.0m instead leaves -A$9.0m pre-tax on a total development cost of A$21.0m.

Site facts

Site area: About 1,200 m² (30 m by 40 m)
Street frontage: About 30 m (measured against the road corridor)
Zone: R3 Medium Density Residential · Woollahra Local Environmental Plan 2014
LEP controls: FSR 0.75:1 · height 10.5 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
Land value: About A$14,000,000 at 1 July 2025, NSW Valuer General · from A$8,000,000 at 1 July 2021 (+75%)

Neighbours

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

Amalgamation options

#8 · amalgamation 2 houses → 65 homes

Address locked, Double Bay

Residual land valueA$42.5m

Likely askA$32.5m

HeadroomA$10.0m

2,250 m² · Apartments, up to 8 storeys + bonus · R3 · address locked