Not viable as a standalone site

Address locked, Artarmon

1 house today → about 10 homes as apartments, up to 10 storeys. About 600 m², 12 m frontage, zone R4.

Residual land valueA$2.5m

Likely ask (1 house)A$3.8mFrom the 1 July 2025 land value x 1.15

Headroom-A$1.3m

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Every option the rules allow

Option	Homes	Storeys	GFA	Realisation	Costs	Residual land value	Headroom	Profit at likely ask
Apartments, up to 10 storeysLow and Mid-Rise (within 400 m) · FSR 2.2:1 · 36 m	10	10	1,200 m²	A$16.0m	A$8.5m	A$2.5m	-A$1.3m	A$1.0m8% on cost · 6% on revenue
Cost stack Construction 1,200 m² at A$5,500/m²A$6.5m Basement parkingA$400k DemolitionA$45k Consultants, DA and certification (9%)A$650k Contributions (A$28,000 per new home)A$300k Contingency (5%)A$400k 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$3.8m instead leaves A$1.0m pre-tax on a total development cost of A$13.0m.
Apartments, up to 14 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 2.86:1 · 46.8 m	15	14	1,500 m²	A$20.0m	A$11.0m	A$2.4m	-A$1.4m	A$1.8m11% on cost · 9% on revenue
Cost stack Construction 1,500 m² at A$5,500/m²A$8.5m Basement parkingA$550k DemolitionA$45k Consultants, DA and certification (9%)A$850k Contributions (A$28,000 per new home)A$425k Contingency (5%)A$500k 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$3.8m instead leaves A$1.8m pre-tax on a total development cost of A$16.0m. Includes 15% affordable housing at 65% of market.
Dual occupancyLow and Mid-Rise · FSR 2:1 · 36 m	2	2	500 m²	A$6.0m	A$2.3m	A$2.0m	-A$1.8m	-A$1.1m-17% on cost · -19% 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$3.8m instead leaves -A$1.1m pre-tax on a total development cost of A$6.5m.

Site facts

Site area: About 600 m² (12 m by 45 m)
Street frontage: About 12 m (measured against the road corridor)
Zone: R4 High Density Residential · Willoughby Local Environmental Plan 2012
LEP controls: FSR 2:1 · height 36 m · minimum lot not mapped
Nearest nominated centre: About 250 m to Artarmon station (straight line) · Within 400 m of a nominated centre
Land value: About A$3,250,000 at 1 July 2025, NSW Valuer General · from A$2,750,000 at 1 July 2021 (+20%)

Neighbours

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

Amalgamation options

#1 · amalgamation 3 houses → 35 homes

Address locked, Artarmon

Residual land valueA$21.0m

Likely askA$20.0m

HeadroomA$1.0m

3,000 m² · Townhouses · R4 · address locked

DA on a house (Determined)