Address locked, Bondi

2 houses today → about 10 homes as apartments, up to 4 storeys. About 700 m², 18 m frontage, zone R3.

Residual land valueA$6.0m

Likely ask (2 houses)A$6.0mFrom the land values x 1.15

HeadroomA$45k

Gain over buying separatelyA$45k

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 4 storeysLow and Mid-Rise (400 to 800 m) · FSR 1.5:1 · 17.5 m	10	4	1,100 m²	A$19.0m	A$6.5m	A$6.0m	A$45k	A$3.5m25% on cost · 18% on revenue
Cost stack Construction 1,100 m² at A$4,900/m²A$5.0m Basement parkingA$350k DemolitionA$90k Consultants, DA and certification (9%)A$500k Contributions (A$28,000 per new home)A$220k Contingency (5%)A$300k 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$6.0m instead leaves A$3.5m pre-tax on a total development cost of A$14.0m.
Apartments, up to 6 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 1.95:1 · 22.8 m	15	6	1,250 m²	A$23.0m	A$9.5m	A$6.0m	A$3k	A$3.8m22% on cost · 16% on revenue
Cost stack Construction 1,250 m² at A$5,500/m²A$7.5m Basement parkingA$475k DemolitionA$90k Consultants, DA and certification (9%)A$700k Contributions (A$28,000 per new home)A$325k Contingency (5%)A$425k 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$6.0m instead leaves A$3.8m pre-tax on a total development cost of A$17.0m. Includes 15% affordable housing at 65% of market.
TownhousesLow and Mid-Rise · FSR 0.7:1 · 9.5 m	3	2	500 m²	A$8.0m	A$2.4m	A$3.0m	-A$3.0m	-A$1.8m-19% on cost · -23% on revenue
Cost stack Construction 500 m² at A$4,100/m²A$2.0m DemolitionA$90k Consultants, DA and certification (9%)A$180k Contributions (A$28,000 per new home)A$28k 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$6.0m instead leaves -A$1.8m pre-tax on a total development cost of A$9.5m.

Site facts

Houses: House, 450 m² House, 250 m²
Site area: About 700 m²
Street frontage: About 18 m (measured against the road corridor)
Zone: R3
Nearest nominated centre: About 800 m (straight line) · 400 to 800 m from a nominated centre
Land value: About A$5,500,000 at 1 July 2025, NSW Valuer General (the houses together)