Address locked, North Strathfield

1 house today → about 10 homes as townhouses. About 600 m², 15 m frontage, zone R4.

Residual land valueA$3.5m

Likely ask (1 house)A$2.3mFrom the 1 July 2025 land value x 1.15

HeadroomA$1.2m

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
TownhousesLow and Mid-Rise · FSR 2.79999995:1 · 42 m	10	2	1,750 m²	A$17.0m	A$8.0m	A$3.5m	A$1.2m	A$4.0m35% on cost · 23% on revenue
Cost stack Construction 1,750 m² at A$4,100/m²A$7.0m DemolitionA$45k Consultants, DA and certification (9%)A$600k Contributions (A$28,000 per new home)A$275k Contingency (5%)A$375k 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$2.3m instead leaves A$4.0m pre-tax on a total development cost of A$11.0m.
Dual occupancyLow and Mid-Rise · FSR 2.79999995:1 · 42 m	2	2	500 m²	A$5.0m	A$2.3m	A$1.2m	-A$1.1m	-A$475k-9% 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$2.3m instead leaves -A$475k pre-tax on a total development cost of A$5.0m.
Apartments, up to 12 storeysLow and Mid-Rise (400 to 800 m) · FSR 2.79999995:1 · 42 m	15	12	1,750 m²	A$18.0m	A$12.0m	A$475k	-A$1.8m	A$500k3% on cost · 3% on revenue
Cost stack Construction 1,750 m² at A$5,500/m²A$9.5m Basement parkingA$600k DemolitionA$45k Consultants, DA and certification (9%)A$900k Contributions (A$28,000 per new home)A$450k Contingency (5%)A$550k 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$2.3m instead leaves A$500k pre-tax on a total development cost of A$16.0m.
Apartments, up to 16 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 3.64:1 · 54.6 m	20	16	2,250 m²	A$22.0m	A$15.0m	-A$210k	-A$2.5m	A$800k4% on cost · 4% on revenue
Cost stack Construction 2,250 m² at A$5,500/m²A$12.0m Basement parkingA$750k DemolitionA$45k Consultants, DA and certification (9%)A$1.1m Contributions (A$28,000 per new home)A$600k Contingency (5%)A$700k 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$2.3m instead leaves A$800k pre-tax on a total development cost of A$19.0m. Includes 15% affordable housing at 65% of market.

Site facts

Site area: About 600 m² (15 m by 40 m)
Street frontage: About 15 m (measured against the road corridor)
Zone: R4 High Density Residential · Canada Bay Local Environmental Plan 2013
LEP controls: FSR 2.79999995:1 · height 42 m · minimum lot 450 m²
Nearest nominated centre: About 450 m to Concord West station (straight line) · 400 to 800 m from a nominated centre
Land value: About A$2,000,000 at 1 July 2025, NSW Valuer General · from A$2,000,000 at 1 July 2022 (+0%)

Neighbours

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

Amalgamation options

#1 · amalgamation Claimed 3 houses → 85 homes

Address locked, North Strathfield

Residual land valueA$27.5m

Likely askA$11.0m

HeadroomA$16.5m

4,500 m² · Townhouses · R4 · address locked