Not viable as a standalone site

Address locked, Burwood

1 house today → 9 homes as townhouses. About 800 m², 13 m frontage, zone R1.

Residual land valueA$3.3m

Likely ask (1 house)A$3.5mFrom the 1 July 2025 land value x 1.15

Headroom-A$250k

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Every option the rules allow

Option	Homes	Storeys	GFA	Realisation	Costs	Residual land value	Headroom	Profit at likely ask
TownhousesLow and Mid-Rise · FSR 1.8:1 · 17 m	9	2	1,250 m²	A$15.0m	A$6.5m	A$3.3m	-A$250k	A$2.5m23% on cost · 17% on revenue
Cost stack Construction 1,250 m² at A$4,100/m²A$5.5m DemolitionA$45k Consultants, DA and certification (9%)A$500k Contributions (A$28,000 per new home)A$220k 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$3.5m instead leaves A$2.5m pre-tax on a total development cost of A$11.0m.
Apartments, up to 5 storeys (LEP controls)Local Environmental Plan · FSR 1.8:1 · 17 m	15	5	1,250 m²	A$16.0m	A$9.5m	A$1.5m	-A$2.0m	A$200k1% on cost · 1% on revenue
Cost stack Construction 1,250 m² at A$5,500/m²A$7.5m Basement parkingA$475k DemolitionA$45k Consultants, DA and certification (9%)A$700k Contributions (A$28,000 per new home)A$375k Contingency (5%)A$425k 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$3.5m instead leaves A$200k pre-tax on a total development cost of A$14.0m.
Dual occupancyLow and Mid-Rise · FSR 1.8:1 · 17 m	2	2	500 m²	A$5.0m	A$2.3m	A$1.3m	-A$2.2m	-A$1.7m-27% on cost · -35% 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$3.5m instead leaves -A$1.7m pre-tax on a total development cost of A$6.5m.
Manor house (4 flats)Low and Mid-Rise · FSR 1.8:1 · 17 m	4	2	450 m²	A$5.0m	A$2.5m	A$1.1m	-A$2.4m	-A$1.9m-29% on cost · -39% on revenue
Cost stack Construction 450 m² at A$4,400/m²A$1.9m Basement parkingA$140k DemolitionA$45k Consultants, DA and certification (9%)A$190k Contributions (A$28,000 per new home)A$85k Contingency (5%)A$110k 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$3.5m instead leaves -A$1.9m pre-tax on a total development cost of A$6.5m.

Site facts

Site area: About 800 m² (13 m by 60 m)
Street frontage: About 13 m (measured against the road corridor)
Zone: R1 General Residential · Burwood Local Environmental Plan 2012
LEP controls: FSR 1.8:1 · height 17 m · minimum lot 400 m²
Nearest nominated centre: About 50 m to Burwood station and town centre (straight line) · Within 400 m of a nominated centre
Land value: About A$3,000,000 at 1 July 2025, NSW Valuer General · from A$2,300,000 at 1 July 2021 (+30%)

Neighbours

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

Amalgamation options

#2 · amalgamation 3 houses → 40 homes

Address locked, Burwood

Residual land valueA$16.0m

Likely askA$14.0m

HeadroomA$2.0m

3,500 m² · Townhouses · R1 · address locked