Not viable as a standalone site

Address locked, Homebush

1 house today → about 15 homes as townhouses. About 1,000 m², 18 m frontage, zone R4.

Residual land valueA$2.8m

Likely ask (1 house)A$3.3mFrom the 1 July 2025 land value x 1.15

Headroom-A$500k

Pro members see the exact figures and the neighbours for this site. Go Pro for every site, or claim a single site from its page.

See Pro and pricing Sign in

Every option the rules allow

Option	Homes	Storeys	GFA	Realisation	Costs	Residual land value	Headroom	Profit at likely ask
TownhousesLow and Mid-Rise · FSR 2.2:1 · 28 m	15	2	2,250 m²	A$20.0m	A$11.0m	A$2.8m	-A$500k	A$2.4m15% on cost · 12% on revenue
Cost stack Construction 2,250 m² at A$4,100/m²A$9.0m DemolitionA$45k Consultants, DA and certification (9%)A$850k Contributions (A$28,000 per new home)A$375k Contingency (5%)A$500k 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$3.3m instead leaves A$2.4m pre-tax on a total development cost of A$16.0m.
Dual occupancyLow and Mid-Rise · FSR 2.2:1 · 28 m	2	2	500 m²	A$4.5m	A$2.3m	A$900k	-A$2.4m	-A$1.9m-31% on cost · -42% 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$3.3m instead leaves -A$1.9m pre-tax on a total development cost of A$6.0m.
Apartments, up to 8 storeysLow and Mid-Rise (400 to 800 m) · FSR 2.2:1 · 28 m	20	8	2,250 m²	A$23.0m	A$16.0m	A$55k	-A$3.2m	-A$375k-2% on cost · -2% 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$1.2m 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$3.3m instead leaves -A$375k pre-tax on a total development cost of A$21.0m.
Apartments, up to 10 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 2.86:1 · 36.4 m	30	10	3,000 m²	A$27.5m	A$20.0m	-A$1.0m	-A$4.3m	-A$700k-3% on cost · -3% on revenue
Cost stack Construction 3,000 m² at A$5,500/m²A$16.0m Basement parkingA$1.0m DemolitionA$45k Consultants, DA and certification (9%)A$1.5m Contributions (A$28,000 per new home)A$800k Contingency (5%)A$950k 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$3.3m instead leaves -A$700k pre-tax on a total development cost of A$25.0m. Includes 15% affordable housing at 65% of market.

Site facts

Site area: About 1,000 m² (18 m by 60 m)
Street frontage: About 18 m (measured against the road corridor)
Zone: R4 High Density Residential · Strathfield Local Environmental Plan 2012
LEP controls: FSR 2.2:1 · height 28 m · minimum lot not mapped
Nearest nominated centre: About 800 m to Homebush station (straight line) · 400 to 800 m from a nominated centre
Land value: About A$2,750,000 at 1 July 2025, NSW Valuer General · from A$2,000,000 at 1 July 2021 (+40%)

Neighbours

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

Amalgamation options

#3 · amalgamation 2 houses → 30 homes

Address locked, Homebush

Residual land valueA$6.5m

Likely askA$5.5m

HeadroomA$1.0m

2,000 m² · Townhouses · R4 · address locked