Address locked, Rose Bay

3 houses today → about 50 homes as apartments, up to 8 storeys + bonus. About 1,750 m², 40 m frontage, zone R3.

Residual land valueA$30.0m

Likely ask (3 houses)A$19.0mFrom the land values x 1.15

HeadroomA$11.0m

Gain over buying separatelyA$1.9m

Claim this holding

A$387 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.

This holding is A$387 because its best option clears a 40% margin on cost at the likely ask. Other sites are A$182. 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 8 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 2.86:1 · 28.6 m	50	8	5,000 m²	A$90.0m	A$35.0m	A$30.0m	A$11.0m	A$22.0m37% on cost · 24% on revenue
Cost stack Construction 5,000 m² at A$5,500/m²A$27.5m Basement parkingA$1.7m DemolitionA$140k Consultants, DA and certification (9%)A$2.5m Contributions (A$28,000 per new home)A$1.3m Contingency (5%)A$1.6m 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$19.0m instead leaves A$22.0m pre-tax on a total development cost of A$60.0m. 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	40	6	4,000 m²	A$75.0m	A$27.5m	A$25.0m	A$6.0m	A$17.0m32% on cost · 22% on revenue
Cost stack Construction 4,000 m² at A$5,500/m²A$21.0m Basement parkingA$1.3m DemolitionA$140k Consultants, DA and certification (9%)A$2.0m Contributions (A$28,000 per new home)A$1.0m Contingency (5%)A$1.2m 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$19.0m instead leaves A$17.0m pre-tax on a total development cost of A$50.0m.
TownhousesLow and Mid-Rise · FSR 0.75:1 · 9.5 m	8	2	1,250 m²	A$30.0m	A$6.5m	A$15.0m	-A$4.0m	-A$425k-2% on cost · -1% on revenue
Cost stack Construction 1,250 m² at A$4,100/m²A$5.5m DemolitionA$140k Consultants, DA and certification (9%)A$475k Contributions (A$28,000 per new home)A$140k 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$19.0m instead leaves -A$425k pre-tax on a total development cost of A$27.5m.
TerracesLow and Mid-Rise · FSR 0.75:1 · 9.5 m	6	2	1,000 m²	A$25.0m	A$5.0m	A$12.0m	-A$7.0m	-A$3.3m-12% on cost · -13% on revenue
Cost stack Construction 1,000 m² at A$4,300/m²A$4.3m Basement parkingA$200k DemolitionA$140k Consultants, DA and certification (9%)A$400k Contributions (A$28,000 per new home)A$85k Contingency (5%)A$240k 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$19.0m instead leaves -A$3.3m pre-tax on a total development cost of A$27.5m.

Site facts

Houses: House, 700 m² House, 700 m² House, 350 m²
Site area: About 1,750 m²
Street frontage: About 40 m (measured against the road corridor)
Zone: R3
Nearest nominated centre: About 300 m (straight line) · Within 400 m of a nominated centre
Land value: About A$17,000,000 at 1 July 2025, NSW Valuer General (the houses together)