Address locked, Rose Bay

2 houses today → about 90 homes as apartments, up to 8 storeys + bonus. About 3,000 m², 50 m frontage, zone R3.

Residual land valueA$50.0m

Likely ask (2 houses)A$37.5mFrom the land values x 1.15

HeadroomA$12.5m

Gain over buying separatelyA$5.0m

Claim this holding

A$182 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.

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	90	8	9,000 m²	A$160m	A$60.0m	A$50.0m	A$12.5m	A$37.5m35% on cost · 23% on revenue
Cost stack Construction 9,000 m² at A$5,500/m²A$47.5m Basement parkingA$3.0m DemolitionA$90k 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$37.5m instead leaves A$37.5m pre-tax on a total development cost of A$110m. 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	70	6	7,000 m²	A$130m	A$47.5m	A$42.5m	A$5.0m	A$24.0m26% on cost · 19% on revenue
Cost stack Construction 7,000 m² at A$5,500/m²A$37.5m Basement parkingA$2.3m DemolitionA$90k Consultants, DA and certification (9%)A$3.5m Contributions (A$28,000 per new home)A$1.8m Contingency (5%)A$2.1m 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$37.5m instead leaves A$24.0m pre-tax on a total development cost of A$95.0m.
TownhousesLow and Mid-Rise · FSR 1:1 · 10.5 m	20	2	3,000 m²	A$75.0m	A$15.0m	A$37.5m	A$600k	A$11.0m18% on cost · 14% on revenue
Cost stack Construction 3,000 m² at A$4,100/m²A$12.0m DemolitionA$90k Consultants, DA and certification (9%)A$1.1m Contributions (A$28,000 per new home)A$500k Contingency (5%)A$700k 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$37.5m instead leaves A$11.0m pre-tax on a total development cost of A$60.0m.
TerracesLow and Mid-Rise · FSR 1:1 · 10.5 m	8	2	1,250 m²	A$32.5m	A$7.0m	A$16.0m	-A$21.5m	-A$19.0m-37% on cost · -57% on revenue
Cost stack Construction 1,250 m² at A$4,300/m²A$5.5m Basement parkingA$275k DemolitionA$90k Consultants, DA and certification (9%)A$500k Contributions (A$28,000 per new home)A$170k Contingency (5%)A$325k 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$37.5m instead leaves -A$19.0m pre-tax on a total development cost of A$50.0m.

Site facts

Houses: House, 1,200 m² House, 1,750 m²
Site area: About 3,000 m²
Street frontage: About 50 m (measured against the road corridor)
Zone: R3
Nearest nominated centre: About 150 m (straight line) · Within 400 m of a nominated centre
Land value: About A$32,500,000 at 1 July 2025, NSW Valuer General (the houses together)