Not viable as a standalone site

Address locked, Homebush

1 house today → 2 homes as dual occupancy. About 600 m², 12 m frontage, zone R4.

Residual land valueA$900k

Likely ask (1 house)A$2.5mFrom the 1 July 2025 land value x 1.15

Headroom-A$1.6m

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Every option the rules allow

Option	Homes	Storeys	GFA	Realisation	Costs	Residual land value	Headroom	Profit at likely ask
Dual occupancyLow and Mid-Rise · FSR 3.6:1 · 75 m	2	2	500 m²	A$4.5m	A$2.3m	A$900k	-A$1.6m	-A$1.1m-21% on cost · -25% 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$2.5m instead leaves -A$1.1m pre-tax on a total development cost of A$5.5m.
Apartments, up to 22 storeysLow and Mid-Rise (within 400 m) · FSR 3.6:1 · 75 m	20	22	2,000 m²	A$22.0m	A$15.0m	A$38k	-A$2.5m	A$600k3% on cost · 3% on revenue
Cost stack Construction 2,000 m² at A$5,500/m²A$12.0m 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$2.5m instead leaves A$600k pre-tax on a total development cost of A$19.0m.
Apartments, up to 29 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 4.68:1 · 97.5 m	30	29	3,000 m²	A$27.5m	A$19.0m	-A$1.0m	-A$3.5m	A$1.1m5% on cost · 4% on revenue
Cost stack Construction 3,000 m² at A$5,500/m²A$15.0m Basement parkingA$950k DemolitionA$45k Consultants, DA and certification (9%)A$1.4m Contributions (A$28,000 per new home)A$750k Contingency (5%)A$900k 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$2.5m instead leaves A$1.1m pre-tax on a total development cost of A$23.0m. Includes 15% affordable housing at 65% of market.

Site facts

Site area: About 600 m² (12 m by 50 m)
Street frontage: About 12 m (measured against the road corridor)
Zone: R4 High Density Residential · Strathfield Local Environmental Plan 2012
LEP controls: FSR 3.6:1 · height 75 m · minimum lot not mapped
Nearest nominated centre: About 150 m to Homebush station (straight line) · Within 400 m of a nominated centre
Land value: About A$2,200,000 at 1 July 2025, NSW Valuer General · from A$2,200,000 at 1 July 2021 (+0%)

Neighbours

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

Amalgamation options

#1 · amalgamation Claimed 3 houses → 45 homes

Address locked, Homebush

Residual land valueA$10.0m

Likely askA$8.0m

HeadroomA$2.0m

1,750 m² · Townhouses · R4 · address locked