Not viable as a standalone site

Address locked, Strathfield

1 house today → 6 homes as terraces. About 1,250 m², 60 m frontage, zone R4.

Residual land valueA$4.5m

Likely ask (1 house)A$5.0mFrom the 1 July 2025 land value x 1.15

Headroom-A$500k

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Every option the rules allow

Option	Homes	Storeys	GFA	Realisation	Costs	Residual land value	Headroom	Profit at likely ask
TerracesLow and Mid-Rise · FSR 0.7:1 · 31 m	6	2	1,000 m²	A$14.0m	A$5.0m	A$4.5m	-A$500k	A$1.7m16% on cost · 12% on revenue
Cost stack Construction 1,000 m² at A$4,300/m²A$4.0m Basement parkingA$200k DemolitionA$45k Consultants, DA and certification (9%)A$375k Contributions (A$28,000 per new home)A$140k Contingency (5%)A$230k 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$5.0m instead leaves A$1.7m pre-tax on a total development cost of A$11.0m.
TownhousesLow and Mid-Rise · FSR 0.7:1 · 31 m	6	2	1,000 m²	A$13.0m	A$4.8m	A$4.0m	-A$1.0m	A$1.1m10% on cost · 9% on revenue
Cost stack Construction 1,000 m² at A$4,100/m²A$4.0m DemolitionA$45k Consultants, DA and certification (9%)A$350k Contributions (A$28,000 per new home)A$140k Contingency (5%)A$210k 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$5.0m instead leaves A$1.1m pre-tax on a total development cost of A$11.0m.
Dual occupancyLow and Mid-Rise · FSR 0.65:1 · 31 m	2	2	500 m²	A$7.0m	A$2.3m	A$2.4m	-A$2.6m	-A$1.5m-19% on cost · -22% 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$5.0m instead leaves -A$1.5m pre-tax on a total development cost of A$8.0m.
Apartments, up to 9 storeysLow and Mid-Rise (400 to 800 m) · FSR 1.5:1 · 31 m	20	9	2,000 m²	A$23.0m	A$14.0m	A$1.8m	-A$3.2m	-A$48k0% on cost · 0% 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$1.1m 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$5.0m instead leaves -A$48k pre-tax on a total development cost of A$21.0m.
Apartments, up to 12 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 1.95:1 · 40.3 m	25	12	2,500 m²	A$30.0m	A$19.0m	A$1.2m	-A$3.8m	A$750k3% on cost · 2% on revenue
Cost stack Construction 2,500 m² at A$5,500/m²A$15.0m Basement parkingA$900k DemolitionA$45k Consultants, DA and certification (9%)A$1.4m Contributions (A$28,000 per new home)A$750k Contingency (5%)A$850k 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$5.0m instead leaves A$750k pre-tax on a total development cost of A$25.0m. Includes 15% affordable housing at 65% of market.

Site facts

Site area: About 1,250 m² (20 m by 80 m)
Street frontage: About 60 m (measured against the road corridor)
Zone: R4 High Density Residential · Canada Bay Local Environmental Plan 2013
LEP controls: FSR not mapped · height 31 m · minimum lot 450 m²
Nearest nominated centre: About 750 m to Homebush station (straight line) · 400 to 800 m from a nominated centre
Land value: About A$4,250,000 at 1 July 2025, NSW Valuer General · from A$4,750,000 at 1 July 2021 (-10%)

Neighbours

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

Amalgamation options

#10 · amalgamation 3 houses → 10 homes

Address locked, Strathfield

Residual land valueA$10.0m

Likely askA$8.0m

HeadroomA$2.0m

2,500 m² · Terraces · R4 · address locked