Standalone site

Address locked, Rose Bay

1 house today → about 25 homes as apartments, up to 8 storeys + bonus. About 800 m², 18 m frontage, zone R3.

Residual land valueA$14.0m

Likely ask (1 house)A$8.5mFrom the 1 July 2025 land value x 1.15

HeadroomA$5.5m

Claim this site

A$387 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.

This site 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	25	8	2,500 m²	A$45.0m	A$17.0m	A$14.0m	A$5.5m	A$12.0m44% on cost · 28% on revenue
Cost stack Construction 2,500 m² at A$5,500/m²A$13.0m Basement parkingA$800k DemolitionA$45k Consultants, DA and certification (9%)A$1.3m Contributions (A$28,000 per new home)A$650k Contingency (5%)A$750k 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$8.5m instead leaves A$12.0m pre-tax on a total development cost of A$27.5m. 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	20	6	1,750 m²	A$37.5m	A$13.0m	A$12.0m	A$3.5m	A$10.0m43% on cost · 27% on revenue
Cost stack Construction 1,750 m² at A$5,500/m²A$10.0m Basement parkingA$650k DemolitionA$45k Consultants, DA and certification (9%)A$1.0m Contributions (A$28,000 per new home)A$500k Contingency (5%)A$600k 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$8.5m instead leaves A$10.0m pre-tax on a total development cost of A$24.0m.
TownhousesLow and Mid-Rise · FSR 0.75:1 · 10.5 m	4	2	600 m²	A$15.0m	A$3.0m	A$7.5m	-A$1.0m	A$1.1m9% on cost · 7% on revenue
Cost stack Construction 600 m² at A$4,100/m²A$2.5m DemolitionA$45k Consultants, DA and certification (9%)A$230k Contributions (A$28,000 per new home)A$85k Contingency (5%)A$140k 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$8.5m instead leaves A$1.1m pre-tax on a total development cost of A$13.0m.
Dual occupancyLow and Mid-Rise · FSR 0.75:1 · 10.5 m	2	2	500 m²	A$12.0m	A$2.3m	A$6.5m	-A$2.0m	-A$800k-7% on cost · -7% 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$8.5m instead leaves -A$800k pre-tax on a total development cost of A$12.0m.
TerracesLow and Mid-Rise · FSR 0.75:1 · 10.5 m	3	2	500 m²	A$13.0m	A$2.5m	A$6.0m	-A$2.5m	-A$130k-1% on cost · -1% 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$8.5m instead leaves -A$130k pre-tax on a total development cost of A$12.0m.

Site facts

Site area: About 800 m² (18 m by 45 m)
Street frontage: About 18 m (measured against the road corridor)
Zone: R3 Medium Density Residential · Woollahra Local Environmental Plan 2014
LEP controls: FSR 0.75:1 · height 10.5 m · minimum lot 700 m²
Nearest nominated centre: About 100 m to Rose Bay town centre (New South Head Road) (straight line) · Within 400 m of a nominated centre
Land value: About A$7,500,000 at 1 July 2025, NSW Valuer General · from A$4,000,000 at 1 July 2021 (+90%)

Neighbours

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

Amalgamation options

#4 · amalgamation 3 houses → 55 homes

Address locked, Rose Bay

Residual land valueA$30.0m

Likely askA$20.0m

HeadroomA$10.0m

1,750 m² · Apartments, up to 8 storeys + bonus · R3 · address locked