Not viable as a standalone site

Address locked, Maroubra

1 house today → 2 homes as dual occupancy. About 450 m², 13 m frontage, zone R3.

Residual land valueA$1.3m

Likely ask (1 house)A$2.5mFrom the 1 July 2025 land value x 1.15

Headroom-A$1.2m

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Every option the rules allow

Option	Homes	Storeys	GFA	Realisation	Costs	Residual land value	Headroom	Profit at likely ask
Dual occupancyLow and Mid-Rise · FSR 0.75:1 · 9.5 m	2	2	350 m²	A$4.3m	A$1.6m	A$1.3m	-A$1.2m	-A$600k-13% on cost · -14% on revenue
Cost stack Construction 350 m² at A$3,700/m²A$1.3m DemolitionA$45k Consultants, DA and certification (9%)A$120k Contributions (A$28,000 per new home)A$28k Contingency (5%)A$70k 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$2.5m instead leaves -A$600k pre-tax on a total development cost of A$4.5m.

Site area: About 450 m² (13 m by 35 m)
Street frontage: About 13 m (measured against the road corridor)
Zone: R3 Medium Density Residential · Randwick Local Environmental Plan 2012
LEP controls: FSR 0.75:1 · height 9.5 m · minimum lot not mapped
Nearest nominated centre: About 50 m to Maroubra Junction town centre (straight line) · Within 400 m of a nominated centre
Land value: About A$2,200,000 at 1 July 2025, NSW Valuer General · from A$1,600,000 at 1 July 2021 (+40%)

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

#3 · amalgamation 3 houses → 45 homes

Residual land valueA$8.0m

Likely askA$7.0m

HeadroomA$1.0m

1,500 m² · Apartments, up to 8 storeys + bonus · R3 · address locked