Standalone site

Address locked, Rose Bay

1 house today → about 25 homes as apartments, up to 4 storeys. About 1,250 m², 100 m frontage, zone E1.

Residual land valueA$19.0m

Likely ask (1 house)A$13.0mFrom the 1 July 2025 land value x 1.15

HeadroomA$6.0m

Claim this site

A$387 inc GST · 3 months

A claim takes this site off the market for every other member for 3 months and opens its address, lot outline, exact figures and neighbours to you.

This site 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.

Option	Homes	Storeys	GFA	Realisation	Costs	Residual land value	Headroom	Profit at likely ask
Apartments, up to 4 storeys (LEP controls)Local Environmental Plan · FSR 2:1 · 14.1 m	25	4	2,500 m²	A$55.0m	A$17.0m	A$19.0m	A$6.0m	A$17.0m50% on cost · 30% on revenue
Cost stack Construction 2,500 m² at A$4,900/m²A$13.0m Basement parkingA$900k DemolitionA$45k Consultants, DA and certification (9%)A$1.3m Contributions (A$28,000 per new home)A$750k Contingency (5%)A$750k 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$13.0m instead leaves A$17.0m pre-tax on a total development cost of A$32.5m.
Shop-top housing, up to 6 storeysLow and Mid-Rise (within 400 m) · FSR 2.2:1 · 24 m	20	6	3,000 m²	A$50.0m	A$20.0m	A$13.0m	-A$170k	A$9.0m25% on cost · 18% on revenue
Cost stack Construction 3,000 m² at A$5,600/m²A$17.0m Basement parkingA$750k DemolitionA$45k Consultants, DA and certification (9%)A$1.6m Contributions (A$28,000 per new home)A$600k Contingency (5%)A$950k 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$13.0m instead leaves A$9.0m pre-tax on a total development cost of A$35.0m.

Site area: About 1,250 m² (30 m by 45 m)
Street frontage: About 100 m (measured against the road corridor)
Zone: E1 Local Centre · Woollahra Local Environmental Plan 2014
LEP controls: FSR 2:1 · height 14.1 m · minimum lot not mapped
Nearest nominated centre: About 50 m to Rose Bay town centre (New South Head Road) (straight line) · Within 400 m of a nominated centre
Land value: About A$12,000,000 at 1 July 2025, NSW Valuer General · from A$8,000,000 at 1 July 2021 (+50%)
Notes: Holding of 2 parcels.