Standalone site

Address locked, Maroubra

1 house today → about 20 homes as apartments, up to 8 storeys + bonus. About 700 m², 13 m frontage, zone R3.

Residual land valueA$3.5m

Likely ask (1 house)A$2.1mFrom the 1 July 2025 land value x 1.15

HeadroomA$1.4m

Claim this site

A$182 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.

Sites whose best option clears a 40% margin on cost at the likely ask are A$387. 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	20	8	2,000 m²	A$24.0m	A$13.0m	A$3.5m	A$1.4m	A$5.0m30% on cost · 21% on revenue
Cost stack Construction 2,000 m² at A$5,500/m²A$11.0m Basement parkingA$650k DemolitionA$45k Consultants, DA and certification (9%)A$1.0m Contributions (A$28,000 per new home)A$500k Contingency (5%)A$600k 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$2.1m instead leaves A$5.0m pre-tax on a total development cost of A$16.0m. 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	15	6	1,500 m²	A$20.0m	A$10.0m	A$3.3m	A$1.2m	A$4.8m35% on cost · 23% on revenue
Cost stack Construction 1,500 m² at A$5,500/m²A$8.0m Basement parkingA$500k DemolitionA$45k Consultants, DA and certification (9%)A$750k Contributions (A$28,000 per new home)A$400k Contingency (5%)A$475k 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$2.1m instead leaves A$4.8m pre-tax on a total development cost of A$13.0m.
TownhousesLow and Mid-Rise · FSR 0.9:1 · 12 m	4	2	600 m²	A$7.5m	A$3.0m	A$2.3m	A$200k	A$1.2m21% on cost · 16% on revenue
Cost stack Construction 600 m² at A$4,100/m²A$2.5m DemolitionA$45k Consultants, DA and certification (9%)A$220k Contributions (A$28,000 per new home)A$85k Contingency (5%)A$130k 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$2.1m instead leaves A$1.2m pre-tax on a total development cost of A$5.5m.
Dual occupancyLow and Mid-Rise · FSR 0.9:1 · 12 m	2	2	500 m²	A$6.0m	A$2.3m	A$2.0m	-A$100k	A$600k13% on cost · 10% 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$2.1m instead leaves A$600k pre-tax on a total development cost of A$4.8m.

Site facts

Site area: About 700 m² (13 m by 50 m)
Street frontage: About 13 m (measured against the road corridor)
Zone: R3 Medium Density Residential · Randwick Local Environmental Plan 2012
LEP controls: FSR 0.9:1 · height 12 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$1,900,000 at 1 July 2025, NSW Valuer General · from A$1,400,000 at 1 July 2021 (+35%)

Neighbours

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

Amalgamation options

#1 · amalgamation 3 houses → 40 homes

Address locked, Maroubra

Residual land valueA$7.5m

Likely askA$5.5m

HeadroomA$2.0m

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

DA on a house (Determined)