Standalone site

Address locked, Rose Bay

1 house today → about 60 homes as apartments, up to 8 storeys + bonus. About 2,000 m², 30 m frontage, zone R3.

Residual land valueA$35.0m

Likely ask (1 house)A$30.0mFrom the 1 July 2025 land value x 1.15

HeadroomA$5.0m

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	60	8	6,000 m²	A$110m	A$40.0m	A$35.0m	A$5.0m	A$22.0m29% on cost · 20% on revenue
Cost stack Construction 6,000 m² at A$5,500/m²A$32.5m Basement parkingA$2.0m DemolitionA$45k Consultants, DA and certification (9%)A$3.0m Contributions (A$28,000 per new home)A$1.6m Contingency (5%)A$1.8m 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$30.0m instead leaves A$22.0m pre-tax on a total development cost of A$75.0m. 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	45	6	4,500 m²	A$90.0m	A$30.0m	A$30.0m	-A$1.3m	A$16.0m23% on cost · 17% on revenue
Cost stack Construction 4,500 m² at A$5,500/m²A$25.0m Basement parkingA$1.5m DemolitionA$45k Consultants, DA and certification (9%)A$2.3m Contributions (A$28,000 per new home)A$1.2m Contingency (5%)A$1.4m 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$30.0m instead leaves A$16.0m pre-tax on a total development cost of A$65.0m.
TownhousesLow and Mid-Rise · FSR 1:1 · 10.5 m	15	2	2,000 m²	A$50.0m	A$10.0m	A$25.0m	-A$5.0m	A$1.9m4% on cost · 4% on revenue
Cost stack Construction 2,000 m² at A$4,100/m²A$8.5m DemolitionA$45k Consultants, DA and certification (9%)A$750k Contributions (A$28,000 per new home)A$325k Contingency (5%)A$450k 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$30.0m instead leaves A$1.9m pre-tax on a total development cost of A$45.0m.
TerracesLow and Mid-Rise · FSR 1:1 · 10.5 m	5	2	800 m²	A$21.0m	A$4.3m	A$10.0m	-A$20.0m	-A$18.0m-47% on cost · -87% 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$30.0m instead leaves -A$18.0m pre-tax on a total development cost of A$37.5m.
Dual occupancyLow and Mid-Rise · FSR 1:1 · 10.5 m	2	2	500 m²	A$12.0m	A$2.3m	A$6.5m	-A$23.5m	-A$25.0m-68% on cost · -207% 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$30.0m instead leaves -A$25.0m pre-tax on a total development cost of A$37.5m.

Site facts

Site area: About 2,000 m² (40 m by 70 m)
Street frontage: About 30 m (measured against the road corridor)
Zone: R3 Medium Density Residential · Woollahra Local Environmental Plan 2014
LEP controls: FSR 1:1 · height 10.5 m · minimum lot 700 m²
Nearest nominated centre: About 50 m to Rose Bay town centre (New South Head Road) (straight line) · Within 400 m of a nominated centre
Land value: About A$27,500,000 at 1 July 2025, NSW Valuer General · from A$18,000,000 at 1 July 2022 (+55%)

Neighbours

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

Amalgamation options

#8 · amalgamation 3 houses → 95 homes

Address locked, Rose Bay

Residual land valueA$55.0m

Likely askA$45.0m

HeadroomA$10.0m

3,500 m² · Apartments, up to 8 storeys + bonus · R3 · address locked