Address locked, Crows Nest

3 houses today → about 15 homes as apartments, up to 4 storeys. About 900 m², 90 m frontage, zone R3.

Residual land valueA$6.0m

Likely ask (3 houses)A$4.0mFrom the land values x 1.15

HeadroomA$2.0m

Gain over buying separatelyA$2.0m

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 4 storeysLow and Mid-Rise (400 to 800 m) · FSR 1.5:1 · 17.5 m	15	4	1,250 m²	A$21.0m	A$8.5m	A$6.0m	A$2.0m	A$5.0m38% on cost · 25% on revenue
Cost stack Construction 1,250 m² at A$4,900/m²A$6.5m Basement parkingA$450k DemolitionA$140k Consultants, DA and certification (9%)A$600k Contributions (A$28,000 per new home)A$275k Contingency (5%)A$375k 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$4.0m instead leaves A$5.0m 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	1,750 m²	A$25.0m	A$12.0m	A$6.0m	A$2.0m	A$5.0m28% on cost · 20% on revenue
Cost stack Construction 1,750 m² at A$5,500/m²A$9.5m Basement parkingA$600k DemolitionA$140k Consultants, DA and certification (9%)A$900k Contributions (A$28,000 per new home)A$400k Contingency (5%)A$550k 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$4.0m instead leaves A$5.0m pre-tax on a total development cost of A$17.0m. Includes 15% affordable housing at 65% of market.
TerracesLow and Mid-Rise · FSR 0.7:1 · 9.5 m	4	2	600 m²	A$9.0m	A$3.3m	A$2.8m	-A$1.3m	A$250k3% on cost · 3% on revenue
Cost stack Construction 600 m² at A$4,300/m²A$2.8m Basement parkingA$140k DemolitionA$140k Consultants, DA and certification (9%)A$250k Contributions (A$28,000 per new home)A$28k 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$4.0m instead leaves A$250k pre-tax on a total development cost of A$8.0m.
TownhousesLow and Mid-Rise · FSR 0.7:1 · 9.5 m	4	2	600 m²	A$8.0m	A$3.0m	A$2.5m	-A$1.5m	-A$375k-5% on cost · -5% on revenue
Cost stack Construction 600 m² at A$4,100/m²A$2.5m DemolitionA$140k Consultants, DA and certification (9%)A$230k Contributions (A$28,000 per new home)A$28k Contingency (5%)A$140k 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$4.0m instead leaves -A$375k pre-tax on a total development cost of A$8.0m.

Site facts

Houses: House, 300 m² House, 200 m² House, 400 m²
Site area: About 900 m²
Street frontage: About 90 m (measured against the road corridor)
Zone: R3
Nearest nominated centre: About 550 m (straight line) · 400 to 800 m from a nominated centre
Land value: About A$3,500,000 at 1 July 2025, NSW Valuer General (the houses together)