Standalone site

Address locked, Rose Bay

1 house today → about 55 homes as apartments, up to 8 storeys + bonus. About 1,750 m², 40 m frontage, zone R3.

Residual land valueA$30.0m

Likely ask (1 house)A$22.0mFrom the 1 July 2025 land value x 1.15

HeadroomA$8.0m

Claim this site

A$182 inc GST · 3 months

A claim takes this site 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.

Every option the rules allow

Option	Homes	Storeys	GFA	Realisation	Costs	Residual land value	Headroom	Profit 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	55	8	5,000 m²	A$95.0m	A$35.0m	A$30.0m	A$8.0m	A$23.0m37% on cost · 24% on revenue
Cost stack Construction 5,000 m² at A$5,500/m²A$27.5m Basement parkingA$1.8m DemolitionA$45k Consultants, DA and certification (9%)A$2.8m Contributions (A$28,000 per new home)A$1.5m 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$22.0m instead leaves A$23.0m pre-tax on a total development cost of A$65.0m. 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	40	6	4,000 m²	A$80.0m	A$27.5m	A$25.0m	A$3.0m	A$18.0m33% on cost · 22% on revenue
Cost stack Construction 4,000 m² at A$5,500/m²A$22.0m Basement parkingA$1.4m DemolitionA$45k Consultants, DA and certification (9%)A$2.1m Contributions (A$28,000 per new home)A$1.1m Contingency (5%)A$1.3m 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$22.0m instead leaves A$18.0m pre-tax on a total development cost of A$55.0m.
TownhousesLow and Mid-Rise · FSR 1:1 · 10.5 m	10	2	1,750 m²	A$45.0m	A$9.0m	A$23.0m	A$1.0m	A$7.0m20% on cost · 15% on revenue
Cost stack Construction 1,750 m² at A$4,100/m²A$7.5m 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$22.0m instead leaves A$7.0m pre-tax on a total development cost of A$35.0m.
TerracesLow and Mid-Rise · FSR 1:1 · 10.5 m	6	2	1,000 m²	A$25.0m	A$5.0m	A$12.0m	-A$10.0m	-A$6.5m-21% on cost · -25% on revenue
Cost stack Construction 1,000 m² at A$4,300/m²A$4.3m Basement parkingA$200k DemolitionA$45k Consultants, DA and certification (9%)A$400k Contributions (A$28,000 per new home)A$140k 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$22.0m instead leaves -A$6.5m pre-tax on a total development cost of A$30.0m.
Dual occupancyLow and Mid-Rise · FSR 1:1 · 10.5 m	2	2	500 m²	A$12.0m	A$2.3m	A$6.5m	-A$15.5m	-A$16.0m-58% on cost · -132% 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$22.0m instead leaves -A$16.0m pre-tax on a total development cost of A$27.5m.

Site facts

Site area: About 1,750 m² (50 m by 60 m)
Street frontage: About 40 m (measured against the road corridor)
Zone: R3 Medium Density Residential · Woollahra Local Environmental Plan 2014
LEP controls: FSR 1:1 · height 10.5 m · minimum lot 700 m²
Nearest nominated centre: About 150 m to Rose Bay town centre (New South Head Road) (straight line) · Within 400 m of a nominated centre
Land value: About A$20,000,000 at 1 July 2025, NSW Valuer General · from A$13,000,000 at 1 July 2022 (+55%)

Neighbours

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

Amalgamation options

#2 · amalgamation 2 houses → 90 homes

Address locked, Rose Bay

Residual land valueA$50.0m

Likely askA$37.5m

HeadroomA$12.5m

3,000 m² · Apartments, up to 8 storeys + bonus · R3 · address locked