Address locked, Edgecliff

1 house today → about 50 homes as apartments, up to 8 storeys + bonus. About 1,750 m², 30 m frontage, zone R3.

Residual land valueA$25.0m

Likely ask (1 house)A$19.0mFrom the 1 July 2025 land value x 1.15

HeadroomA$6.0m

Claimed

Claimed until 3 Feb 2027

Another member holds a claim on this site or a holding it is part of. It cannot be claimed again until then.

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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$85.0m	A$32.5m	A$25.0m	A$6.0m	A$20.0m35% on cost · 23% on revenue
Cost stack Construction 5,000 m² at A$5,500/m²A$27.5m Basement parkingA$1.7m DemolitionA$45k 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$19.0m instead leaves A$20.0m pre-tax on a total development cost of A$55.0m. 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$70.0m	A$25.0m	A$22.0m	A$3.0m	A$15.0m31% on cost · 21% on revenue
Cost stack Construction 3,500 m² at A$5,500/m²A$20.0m Basement parkingA$1.3m DemolitionA$45k Consultants, DA and certification (9%)A$1.9m 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$15.0m pre-tax on a total development cost of A$47.5m.
TownhousesLow and Mid-Rise · FSR 0.7:1 · 10.5 m	7	2	1,200 m²	A$23.0m	A$5.5m	A$10.0m	-A$9.0m	-A$5.5m-20% on cost · -24% on revenue
Cost stack Construction 1,200 m² at A$4,100/m²A$4.8m DemolitionA$45k Consultants, DA and certification (9%)A$425k Contributions (A$28,000 per new home)A$170k 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$19.0m instead leaves -A$5.5m pre-tax on a total development cost of A$27.5m.
TerracesLow and Mid-Rise · FSR 0.7:1 · 10.5 m	5	2	800 m²	A$18.0m	A$4.3m	A$8.0m	-A$11.0m	-A$8.5m-33% on cost · -48% on revenue
Cost stack Construction 800 m² at A$4,300/m²A$3.5m Basement parkingA$170k DemolitionA$45k Consultants, DA and certification (9%)A$325k Contributions (A$28,000 per new home)A$110k Contingency (5%)A$200k 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$8.5m pre-tax on a total development cost of A$25.0m.
Dual occupancyLow and Mid-Rise · FSR 0.65:1 · 10.5 m	2	2	500 m²	A$10.0m	A$2.3m	A$5.0m	-A$14.0m	-A$14.0m-60% on cost · -143% on revenue
Cost stack Construction 500 m² at A$3,700/m²A$1.9m DemolitionA$45k Consultants, DA and certification (9%)A$170k Contributions (A$28,000 per new home)A$28k Contingency (5%)A$100k 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$14.0m pre-tax on a total development cost of A$24.0m.

Site facts

Site area: About 1,750 m² (45 m by 50 m)
Street frontage: About 30 m (measured against the road corridor)
Zone: R3 Medium Density Residential · Woollahra Local Environmental Plan 2014
LEP controls: FSR 0.65:1 · height 10.5 m · minimum lot 700 m²
Nearest nominated centre: About 300 m to Edgecliff station and town centre (straight line) · Within 400 m of a nominated centre
Heritage: Conservation area: Woollahra
Land value: About A$16,000,000 at 1 July 2025, NSW Valuer General · from A$11,000,000 at 1 July 2021 (+45%)
Notes: Heritage conservation area.

Neighbours

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

Amalgamation options

#1 · amalgamation Claimed 3 houses → 90 homes

Address locked, Edgecliff

Residual land valueA$47.5m

Likely askA$35.0m

HeadroomA$12.5m

3,000 m² · Apartments, up to 8 storeys + bonus · R3 · address locked

Heritage conservation area