Not viable as a standalone site

Address locked, Burwood

1 house today → about 15 homes as townhouses. About 1,100 m², 20 m frontage, zone R1.

Residual land valueA$4.3m

Likely ask (1 house)A$4.5mFrom the 1 July 2025 land value x 1.15

Headroom-A$250k

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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 1.8:1 · 17 m	15	2	2,000 m²	A$21.0m	A$10.0m	A$4.3m	-A$250k	A$3.0m19% on cost · 14% 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$4.5m instead leaves A$3.0m pre-tax on a total development cost of A$16.0m.
Apartments, up to 5 storeys (LEP controls)Local Environmental Plan · FSR 1.8:1 · 17 m	20	5	2,000 m²	A$25.0m	A$14.0m	A$2.4m	-A$2.1m	A$2.2m11% on cost · 9% on revenue
Cost stack Construction 2,000 m² at A$5,500/m²A$11.0m Basement parkingA$700k DemolitionA$45k Consultants, DA and certification (9%)A$1.1m Contributions (A$28,000 per new home)A$550k Contingency (5%)A$650k 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$4.5m instead leaves A$2.2m pre-tax on a total development cost of A$20.0m.
Dual occupancyLow and Mid-Rise · FSR 1.8:1 · 17 m	2	2	500 m²	A$5.0m	A$2.3m	A$1.3m	-A$3.2m	-A$2.8m-37% on cost · -55% 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$4.5m instead leaves -A$2.8m pre-tax on a total development cost of A$7.5m.
Manor house (4 flats)Low and Mid-Rise · FSR 1.8:1 · 17 m	4	2	450 m²	A$5.0m	A$2.5m	A$1.1m	-A$3.4m	-A$3.0m-38% on cost · -60% on revenue
Cost stack Construction 450 m² at A$4,400/m²A$1.9m Basement parkingA$140k DemolitionA$45k Consultants, DA and certification (9%)A$190k Contributions (A$28,000 per new home)A$85k Contingency (5%)A$110k 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$4.5m instead leaves -A$3.0m pre-tax on a total development cost of A$8.0m.
TerracesLow and Mid-Rise · FSR 1.8:1 · 17 m	3	2	500 m²	A$5.5m	A$2.5m	A$1.0m	-A$3.5m	-A$2.5m-33% on cost · -46% on revenue
Cost stack Construction 500 m² at A$4,300/m²A$2.1m Basement parkingA$100k DemolitionA$45k Consultants, DA and certification (9%)A$200k Contributions (A$28,000 per new home)A$55k Contingency (5%)A$120k 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$4.5m instead leaves -A$2.5m pre-tax on a total development cost of A$8.0m.

Site facts

Site area: About 1,100 m² (20 m by 60 m)
Street frontage: About 20 m (measured against the road corridor)
Zone: R1 General Residential · Burwood Local Environmental Plan 2012
LEP controls: FSR 1.8:1 · height 17 m · minimum lot 400 m²
Nearest nominated centre: About 50 m to Burwood station and town centre (straight line) · Within 400 m of a nominated centre
Land value: About A$3,750,000 at 1 July 2025, NSW Valuer General · from A$3,000,000 at 1 July 2021 (+25%)

Neighbours

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

Amalgamation options

#1 · amalgamation 2 houses → 30 homes

Address locked, Burwood

Residual land valueA$11.0m

Likely askA$9.0m

HeadroomA$2.0m

2,500 m² · Townhouses · R1 · address locked