Address locked, Bondi Junction

3 houses today → about 35 homes as apartments, up to 8 storeys + bonus. About 1,200 m², 70 m frontage, zone R3.

Residual land valueA$14.0m

Likely ask (3 houses)A$7.5mFrom the land values x 1.15

HeadroomA$6.5m

Gain over buying separatelyA$3.8m

Claim this holding

A$387 inc GST · 3 months

A claim takes this holding off the market for every other member for 3 months and opens its address, lot outline, exact figures and neighbours to you.

This holding is A$387 because its best option clears a 40% margin on cost at the likely ask. Other sites are A$182. 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	35	8	3,500 m²	A$55.0m	A$24.0m	A$14.0m	A$6.5m	A$15.0m43% on cost · 27% on revenue
Cost stack Construction 3,500 m² at A$5,500/m²A$19.0m Basement parkingA$1.2m DemolitionA$140k Consultants, DA and certification (9%)A$1.8m Contributions (A$28,000 per new home)A$900k Contingency (5%)A$1.1m 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$7.5m instead leaves A$15.0m pre-tax on a total development cost of A$35.0m. 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	25	6	2,500 m²	A$45.0m	A$19.0m	A$12.0m	A$4.5m	A$11.0m39% on cost · 25% on revenue
Cost stack Construction 2,500 m² at A$5,500/m²A$15.0m Basement parkingA$900k DemolitionA$140k Consultants, DA and certification (9%)A$1.4m Contributions (A$28,000 per new home)A$650k Contingency (5%)A$850k 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$7.5m instead leaves A$11.0m pre-tax on a total development cost of A$30.0m.
TerracesLow and Mid-Rise · FSR 0.9:1 · 12.5 m	7	2	1,100 m²	A$19.0m	A$6.0m	A$7.0m	-A$500k	A$2.4m16% on cost · 13% on revenue
Cost stack Construction 1,100 m² at A$4,300/m²A$4.8m Basement parkingA$240k DemolitionA$140k Consultants, DA and certification (9%)A$450k Contributions (A$28,000 per new home)A$110k Contingency (5%)A$275k 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$7.5m instead leaves A$2.4m pre-tax on a total development cost of A$15.0m.
TownhousesLow and Mid-Rise · FSR 0.9:1 · 12.5 m	7	2	1,100 m²	A$17.0m	A$5.5m	A$6.5m	-A$1.0m	A$1.2m8% on cost · 7% on revenue
Cost stack Construction 1,100 m² at A$4,100/m²A$4.5m DemolitionA$140k Consultants, DA and certification (9%)A$400k Contributions (A$28,000 per new home)A$110k Contingency (5%)A$240k 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$7.5m instead leaves A$1.2m pre-tax on a total development cost of A$14.0m.

Site facts

Houses: House, 350 m² House, 300 m² House, 600 m²
Site area: About 1,200 m²
Street frontage: About 70 m (measured against the road corridor)
Zone: R3
Nearest nominated centre: About 200 m (straight line) · Within 400 m of a nominated centre
Land value: About A$6,500,000 at 1 July 2025, NSW Valuer General (the houses together)