Not viable as a standalone site

Address locked, Sylvania

1 house today → 2 homes as dual occupancy. About 500 m², 18 m frontage, zone R2.

Residual land valueA$600k

Likely ask (1 house)A$1.2mFrom the 1 July 2025 land value x 1.15

Headroom-A$600k

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Every option the rules allow

Option	Homes	Storeys	GFA	Realisation	Costs	Residual land value	Headroom	Profit at likely ask
Dual occupancyHousing SEPP (R2 state-wide) · FSR 0.65:1 · 9.5 m	2	2	350 m²	A$3.3m	A$1.6m	A$600k	-A$600k	-A$120k-4% on cost · -4% on revenue
Cost stack Construction 350 m² at A$3,700/m²A$1.3m DemolitionA$45k Consultants, DA and certification (9%)A$120k Contributions (A$28,000 per new home)A$28k Contingency (5%)A$70k 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$1.2m instead leaves -A$120k pre-tax on a total development cost of A$3.0m.
Manor house (4 flats)Low and Mid-Rise · FSR 0.8:1 · 9.5 m	4	2	450 m²	A$4.5m	A$2.5m	A$550k	-A$650k	A$17k0% on cost · 0% on revenue
Cost stack Construction 450 m² at A$4,400/m²A$1.9m Basement parkingA$140k DemolitionA$45k Consultants, DA and certification (9%)A$180k Contributions (A$28,000 per new home)A$85k 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$1.2m instead leaves A$17k pre-tax on a total development cost of A$4.0m.

Site area: About 500 m² (18 m by 30 m)
Street frontage: About 18 m (measured against the road corridor)
Zone: R2 Low Density Residential · Sutherland Shire Local Environmental Plan 2015
LEP controls: FSR 0.55:1 · height 8.5 m · minimum lot 550 m²
Nearest nominated centre: About 750 m to Southgate shopping centre (straight line) · 400 to 800 m from a nominated centre
Land value: About A$1,000,000 at 1 July 2025, NSW Valuer General · from A$900,000 at 1 July 2021 (+10%)

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

#3 · amalgamation 3 houses → 10 homes

Residual land valueA$3.8m

Likely askA$3.8m

HeadroomA$23k

2,500 m² · Terraces · R2 · address locked

DA on a house (Determined)