Address locked, Double Bay

3 houses today → about 50 homes as apartments, up to 8 storeys + bonus. About 1,750 m², 45 m frontage, zone R3.

Residual land valueA$32.5m

Likely ask (3 houses)A$20.0mFrom the land values x 1.15

HeadroomA$12.5m

Gain over buying separatelyA$2.3m

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$95.0m	A$32.5m	A$32.5m	A$12.5m	A$27.5m48% on cost · 29% 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$1.5m 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$20.0m instead leaves A$27.5m 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	35	6	3,500 m²	A$75.0m	A$25.0m	A$27.5m	A$7.5m	A$18.0m37% on cost · 24% on revenue
Cost stack Construction 3,500 m² at A$5,500/m²A$20.0m Basement parkingA$1.3m DemolitionA$140k Consultants, DA and certification (9%)A$1.9m Contributions (A$28,000 per new home)A$950k 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$20.0m instead leaves A$18.0m pre-tax on a total development cost of A$50.0m.
TerracesLow and Mid-Rise · FSR 0.7:1 · 10.5 m	7	2	1,100 m²	A$27.5m	A$6.0m	A$14.0m	-A$6.0m	-A$3.3m-11% on cost · -11% on revenue
Cost stack Construction 1,100 m² at A$4,300/m²A$4.8m Basement parkingA$240k DemolitionA$140k Consultants, DA and certification (9%)A$450k Contributions (A$28,000 per new home)A$110k Contingency (5%)A$275k 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$20.0m instead leaves -A$3.3m pre-tax on a total development cost of A$30.0m.
TownhousesLow and Mid-Rise · FSR 0.7:1 · 10.5 m	7	2	1,200 m²	A$25.0m	A$5.5m	A$12.0m	-A$8.0m	-A$4.8m-17% on cost · -19% on revenue
Cost stack Construction 1,200 m² at A$4,100/m²A$4.8m DemolitionA$140k Consultants, DA and certification (9%)A$425k Contributions (A$28,000 per new home)A$110k Contingency (5%)A$250k 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$20.0m instead leaves -A$4.8m pre-tax on a total development cost of A$27.5m.

Site facts

Houses: House, 600 m² House, 700 m² House, 450 m²
Site area: About 1,750 m²
Street frontage: About 45 m (measured against the road corridor)
Zone: R3
Nearest nominated centre: About 50 m (straight line) · Within 400 m of a nominated centre
Land value: About A$18,000,000 at 1 July 2025, NSW Valuer General (the houses together)