Address locked, Rose Bay

1 house today → about 20 homes as apartments, up to 8 storeys + bonus. About 700 m², 13 m frontage, zone R3.

Residual land valueA$11.0m

Likely ask (1 house)A$4.8mFrom the 1 July 2025 land value x 1.15

HeadroomA$6.3m

Claimed

Claimed until 3 Feb 2027

Another member holds a claim on this site or a holding it is part of. It cannot be claimed again until then.

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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$35.0m	A$13.0m	A$11.0m	A$6.3m	A$12.0m61% on cost · 34% on revenue
Cost stack Construction 2,000 m² at A$5,500/m²A$11.0m Basement parkingA$650k DemolitionA$45k Consultants, DA and certification (9%)A$1.0m Contributions (A$28,000 per new home)A$500k Contingency (5%)A$600k 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$4.8m instead leaves A$12.0m pre-tax on a total development cost of A$19.0m. 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$10.0m	A$9.5m	A$4.8m	A$11.0m66% on cost · 36% on revenue
Cost stack Construction 1,500 m² at A$5,500/m²A$8.0m 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$4.8m instead leaves A$11.0m pre-tax on a total development cost of A$16.0m.
TownhousesLow and Mid-Rise · FSR 1:1 · 10.5 m	4	2	700 m²	A$15.0m	A$3.3m	A$7.5m	A$2.8m	A$4.8m53% on cost · 32% on revenue
Cost stack Construction 700 m² at A$4,100/m²A$2.8m DemolitionA$45k Consultants, DA and certification (9%)A$240k Contributions (A$28,000 per new home)A$85k Contingency (5%)A$150k 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$4.8m instead leaves A$4.8m pre-tax on a total development cost of A$9.0m.
Dual occupancyLow and Mid-Rise · FSR 1:1 · 10.5 m	2	2	500 m²	A$12.0m	A$2.3m	A$6.5m	A$1.8m	A$3.0m40% on cost · 26% 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$4.8m instead leaves A$3.0m pre-tax on a total development cost of A$8.0m.

Site facts

Site area: About 700 m² (12 m by 60 m)
Street frontage: About 13 m (measured against the road corridor)
Zone: R3 Medium Density Residential · Woollahra Local Environmental Plan 2014
LEP controls: FSR 1:1 · height 10.5 m · minimum lot 700 m²
Nearest nominated centre: About 350 m to Rose Bay town centre (New South Head Road) (straight line) · Within 400 m of a nominated centre
Land value: About A$4,250,000 at 1 July 2025, NSW Valuer General · from A$2,300,000 at 1 July 2021 (+85%)

Neighbours

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

Amalgamation options

#1 · amalgamation Claimed 3 houses → 55 homes

Address locked, Rose Bay

Residual land valueA$32.5m

Likely askA$13.0m

HeadroomA$19.5m

2,000 m² · Apartments, up to 8 storeys + bonus · R3 · address locked