Address locked, Randwick

2 houses today → about 30 homes as apartments, up to 8 storeys + bonus. About 1,100 m², 12 m frontage, zone R3.

Residual land valueA$8.5m

Likely ask (2 houses)A$4.8mFrom the land values x 1.15

HeadroomA$3.8m

Gain over buying separatelyA$3.5m

Claim this holding

A$182 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.

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	30	8	3,000 m²	A$45.0m	A$22.0m	A$8.5m	A$3.8m	A$11.0m38% on cost · 24% on revenue
Cost stack Construction 3,000 m² at A$5,500/m²A$18.0m Basement parkingA$1.1m DemolitionA$90k Consultants, DA and certification (9%)A$1.7m Contributions (A$28,000 per new home)A$850k Contingency (5%)A$1.0m 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$4.8m instead leaves A$11.0m pre-tax on a total development cost of A$30.0m. 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$37.5m	A$17.0m	A$7.5m	A$2.8m	A$9.5m41% on cost · 26% on revenue
Cost stack Construction 2,500 m² at A$5,500/m²A$14.0m Basement parkingA$850k DemolitionA$90k Consultants, DA and certification (9%)A$1.3m Contributions (A$28,000 per new home)A$650k Contingency (5%)A$800k 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$4.8m instead leaves A$9.5m pre-tax on a total development cost of A$24.0m.
TownhousesLow and Mid-Rise · FSR 0.9:1 · 12 m	6	2	1,000 m²	A$13.0m	A$4.8m	A$4.0m	-A$750k	A$1.4m13% on cost · 11% on revenue
Cost stack Construction 1,000 m² at A$4,100/m²A$4.0m DemolitionA$90k Consultants, DA and certification (9%)A$375k Contributions (A$28,000 per new home)A$110k Contingency (5%)A$220k 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$4.8m instead leaves A$1.4m pre-tax on a total development cost of A$10.0m.

Site facts

Houses: House, 300 m² House, 800 m²
Site area: About 1,100 m²
Street frontage: About 12 m (measured against the road corridor)
Zone: R3
Nearest nominated centre: About 300 m (straight line) · Within 400 m of a nominated centre
Land value: About A$4,250,000 at 1 July 2025, NSW Valuer General (the houses together)
Notes: Heritage conservation area.