Standalone site

Address locked, Rose Bay

1 house today → about 20 homes as apartments, up to 8 storeys + bonus. About 700 m², 15 m frontage, zone R3.

Residual land valueA$11.0m

Likely ask (1 house)A$7.5mFrom the 1 July 2025 land value x 1.15

HeadroomA$3.5m

Claim this site

A$387 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.

This site is A$387 because its best option clears a 40% margin on cost at the likely ask. Other sites are A$182. 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$14.0m	A$11.0m	A$3.5m	A$10.0m43% on cost · 27% on revenue
Cost stack Construction 2,000 m² at A$5,500/m²A$11.0m Basement parkingA$700k DemolitionA$45k Consultants, DA and certification (9%)A$1.0m 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$7.5m instead leaves A$10.0m pre-tax on a total development cost of A$24.0m. 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	15	6	1,500 m²	A$30.0m	A$11.0m	A$10.0m	A$2.5m	A$6.5m33% on cost · 22% on revenue
Cost stack Construction 1,500 m² at A$5,500/m²A$8.5m Basement parkingA$500k DemolitionA$45k Consultants, DA and certification (9%)A$800k Contributions (A$28,000 per new home)A$400k Contingency (5%)A$475k 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$7.5m instead leaves A$6.5m pre-tax on a total development cost of A$20.0m.
Dual occupancyLow and Mid-Rise · FSR 0.75:1 · 9.5 m	2	2	500 m²	A$12.0m	A$2.3m	A$6.5m	-A$1.0m	A$250k2% on cost · 2% 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$7.5m instead leaves A$250k pre-tax on a total development cost of A$11.0m.
TownhousesLow and Mid-Rise · FSR 0.75:1 · 9.5 m	3	2	500 m²	A$12.0m	A$2.4m	A$5.5m	-A$2.0m	A$150k1% on cost · 1% 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$7.5m instead leaves A$150k pre-tax on a total development cost of A$11.0m.

Site facts

Site area: About 700 m² (15 m by 45 m)
Street frontage: About 15 m (measured against the road corridor)
Zone: R3 Medium Density Residential · Woollahra Local Environmental Plan 2014
LEP controls: FSR 0.75:1 · height 9.5 m · minimum lot 700 m²
Nearest nominated centre: About 250 m to Rose Bay town centre (New South Head Road) (straight line) · Within 400 m of a nominated centre
Land value: About A$6,500,000 at 1 July 2025, NSW Valuer General · from A$3,500,000 at 1 July 2021 (+85%)

Neighbours

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

Amalgamation options

#5 · amalgamation 3 houses → 50 homes

Address locked, Rose Bay

Residual land valueA$30.0m

Likely askA$19.0m

HeadroomA$11.0m

1,750 m² · Apartments, up to 8 storeys + bonus · R3 · address locked