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Development › Crows Nest › Holding #6

Amalgamation site

Address locked, Crows Nest

3 houses today → about 20 homes as apartments, up to 8 storeys + bonus. About 800 m², 35 m frontage, zone R3.

Residual land valueA$7.5m
Likely ask (3 houses)A$5.0mFrom the land values x 1.15
HeadroomA$2.5m
Gain over buying separatelyA$2.2m
Claim this holding

A$182 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.

Sites whose best option clears a 40% margin on cost at the likely ask are A$387. One claim credit claims any site.

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Every option the rules allow

OptionHomesStoreysGFARealisationCostsResidual land valueHeadroomProfit 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 2082,250 m² A$32.5mA$15.0mA$7.5mA$2.5m A$7.0m33% on cost · 22% on revenue
Cost stack
  • Construction 2,250 m² at A$5,500/m²A$12.0m
  • Basement parkingA$750k
  • DemolitionA$140k
  • Consultants, DA and certification (9%)A$1.2m
  • Contributions (A$28,000 per new home)A$550k
  • Contingency (5%)A$700k
  • 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$5.0m instead leaves A$7.0m pre-tax on a total development cost of A$22.0m. 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 1561,750 m² A$27.5mA$12.0mA$6.5mA$1.5m A$6.0m33% on cost · 22% on revenue
Cost stack
  • Construction 1,750 m² at A$5,500/m²A$9.5m
  • Basement parkingA$600k
  • DemolitionA$140k
  • Consultants, DA and certification (9%)A$900k
  • Contributions (A$28,000 per new home)A$400k
  • Contingency (5%)A$550k
  • 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$5.0m instead leaves A$6.0m pre-tax on a total development cost of A$19.0m.

Site facts

Houses
House, 250 m²House, 250 m²House, 250 m²
Site area
About 800 m²
Street frontage
About 35 m (measured against the road corridor)
Zone
R3
Nearest nominated centre
About 250 m (straight line) · Within 400 m of a nominated centre
Land value
About A$4,500,000 at 1 July 2025, NSW Valuer General (the houses together)
Notes
DA on a house (Determined).