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Development › Crows Nest › Holding #2

Amalgamation site

Address locked, Crows Nest

3 houses today → about 70 homes as apartments, up to 18 storeys. About 800 m², 60 m frontage, zone MU1.

Residual land valueA$27.5m
Likely ask (3 houses)A$11.0mFrom the land values x 1.15
HeadroomA$16.5m
Gain over buying separatelyA$17.0m
Claim this holding

A$387 inc GST · 3 months

A claim takes this holding off the market for every other member for 3 months and opens its address, lot outline, exact figures and neighbours to you.

This holding 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.

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Every option the rules allow

OptionHomesStoreysGFARealisationCostsResidual land valueHeadroomProfit at likely ask
Apartments, up to 18 storeys (LEP controls)Local Environmental Plan · FSR 8.6:1 · 60 m 70187,000 m² A$110mA$50.0mA$27.5mA$16.5m A$32.5m48% on cost · 29% on revenue
Cost stack
  • Construction 7,000 m² at A$5,500/m²A$37.5m
  • Basement parkingA$2.4m
  • DemolitionA$140k
  • Consultants, DA and certification (9%)A$3.8m
  • Contributions (A$28,000 per new home)A$1.9m
  • Contingency (5%)A$2.2m
  • 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$32.5m pre-tax on a total development cost of A$65.0m.
Shop-top housing, up to 18 storeysLow and Mid-Rise (within 400 m) · FSR 8.6:1 · 60 m 65187,000 m² A$110mA$50.0mA$25.0mA$14.0m A$32.5m48% on cost · 29% on revenue
Cost stack
  • Construction 7,000 m² at A$5,600/m²A$40.0m
  • Basement parkingA$2.2m
  • DemolitionA$140k
  • Consultants, DA and certification (9%)A$3.8m
  • Contributions (A$28,000 per new home)A$1.8m
  • Contingency (5%)A$2.3m
  • 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$32.5m pre-tax on a total development cost of A$65.0m.

Site facts

Houses
House, 400 m²House, 200 m²House, 200 m²
Site area
About 800 m²
Street frontage
About 60 m (measured against the road corridor)
Zone
MU1
Nearest nominated centre
About 350 m (straight line) · Within 400 m of a nominated centre
Land value
About A$9,000,000 at 1 July 2025, NSW Valuer General (the houses together)