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Development › Bondi Junction › Holding #3

Amalgamation site

Address locked, Bondi Junction

2 houses today → about 50 homes as apartments, up to 18 storeys. About 600 m², 45 m frontage, zone E2.

Residual land valueA$24.0m
Likely ask (2 houses)A$14.0mFrom the land values x 1.15
HeadroomA$10.0m
Gain over buying separatelyA$9.5m
Claim this holding

A$387 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.

This holding 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.

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Every option the rules allow

OptionHomesStoreysGFARealisationCostsResidual land valueHeadroomProfit at likely ask
Apartments, up to 18 storeys (LEP controls)Local Environmental Plan · FSR 8:1 · 60 m 50185,000 m² A$85.0mA$35.0mA$24.0mA$10.0m A$22.0m42% on cost · 26% on revenue
Cost stack
  • Construction 5,000 m² at A$5,500/m²A$27.5m
  • Basement parkingA$1.8m
  • DemolitionA$90k
  • Consultants, DA and certification (9%)A$2.8m
  • Contributions (A$28,000 per new home)A$1.4m
  • Contingency (5%)A$1.6m
  • 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$14.0m instead leaves A$22.0m pre-tax on a total development cost of A$55.0m.
Shop-top housing, up to 18 storeysLow and Mid-Rise (within 400 m) · FSR 8:1 · 60 m 50185,000 m² A$85.0mA$37.5mA$21.0mA$7.0m A$20.0m35% on cost · 23% on revenue
Cost stack
  • Construction 5,000 m² at A$5,600/m²A$30.0m
  • Basement parkingA$1.6m
  • DemolitionA$90k
  • Consultants, DA and certification (9%)A$2.8m
  • Contributions (A$28,000 per new home)A$1.3m
  • Contingency (5%)A$1.7m
  • 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$14.0m instead leaves A$20.0m pre-tax on a total development cost of A$55.0m.

Site facts

Houses
House, 175 m²House, 450 m²
Site area
About 600 m²
Street frontage
About 45 m (measured against the road corridor)
Zone
E2
Nearest nominated centre
About 50 m (straight line) · Within 400 m of a nominated centre
Land value
About A$12,000,000 at 1 July 2025, NSW Valuer General (the houses together)