Address locked, Homebush

3 houses today → about 45 homes as townhouses. About 1,750 m², 40 m frontage, zone R4.

Residual land valueA$10.0m

Likely ask (3 houses)A$8.0mFrom the land values x 1.15

HeadroomA$2.0m

Gain over buying separatelyA$1.8m

Claimed

Claimed until 3 Feb 2027

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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 3.6:1 · 75 m	45	2	7,000 m²	A$65.0m	A$32.5m	A$10.0m	A$2.0m	A$14.0m31% on cost · 21% on revenue
Cost stack Construction 7,000 m² at A$4,100/m²A$27.5m DemolitionA$140k Consultants, DA and certification (9%)A$2.5m Contributions (A$28,000 per new home)A$1.1m Contingency (5%)A$1.5m 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$8.0m instead leaves A$14.0m pre-tax on a total development cost of A$45.0m.
TerracesLow and Mid-Rise · FSR 3.6:1 · 75 m	6	2	1,000 m²	A$9.5m	A$5.0m	A$1.2m	-A$6.8m	-A$5.5m-37% on cost · -57% on revenue
Cost stack Construction 1,000 m² at A$4,300/m²A$4.3m Basement parkingA$200k DemolitionA$140k Consultants, DA and certification (9%)A$400k Contributions (A$28,000 per new home)A$85k Contingency (5%)A$240k 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$8.0m instead leaves -A$5.5m pre-tax on a total development cost of A$14.0m.
Apartments, up to 22 storeysLow and Mid-Rise (within 400 m) · FSR 3.6:1 · 75 m	70	22	7,000 m²	A$70.0m	A$47.5m	A$10k	-A$8.0m	A$2.1m4% on cost · 3% on revenue
Cost stack Construction 7,000 m² at A$5,500/m²A$37.5m Basement parkingA$2.3m DemolitionA$140k Consultants, DA and certification (9%)A$3.5m Contributions (A$28,000 per new home)A$1.8m Contingency (5%)A$2.1m 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$8.0m instead leaves A$2.1m pre-tax on a total development cost of A$60.0m.
Apartments, up to 29 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 4.68:1 · 97.5 m	90	29	9,000 m²	A$85.0m	A$60.0m	-A$3.3m	-A$11.3m	A$1.9m3% on cost · 2% on revenue
Cost stack Construction 9,000 m² at A$5,500/m²A$47.5m Basement parkingA$3.0m DemolitionA$140k Consultants, DA and certification (9%)A$4.5m Contributions (A$28,000 per new home)A$2.4m Contingency (5%)A$2.8m 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$8.0m instead leaves A$1.9m pre-tax on a total development cost of A$75.0m. Includes 15% affordable housing at 65% of market.

Site facts

Houses: House, 700 m² House, 600 m² House, 600 m²
Site area: About 1,750 m²
Street frontage: About 40 m (measured against the road corridor)
Zone: R4
Nearest nominated centre: About 200 m (straight line) · Within 400 m of a nominated centre
Land value: About A$7,000,000 at 1 July 2025, NSW Valuer General (the houses together)