Address locked, Bondi

3 houses today → about 15 homes as apartments, up to 3 storeys. About 1,100 m², 35 m frontage, zone E1.

Residual land valueA$10.0m

Likely ask (3 houses)A$7.0mFrom the land values x 1.15

HeadroomA$3.0m

Gain over buying separatelyA$3.0m

Claimed

Claimed until 3 Feb 2027

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Option	Homes	Storeys	GFA	Realisation	Costs	Residual land value	Headroom	Profit at likely ask
Apartments, up to 3 storeys (LEP controls)Local Environmental Plan · FSR 1.5:1 · 13 m	15	3	1,750 m²	A$30.0m	A$11.0m	A$10.0m	A$3.0m	A$7.0m37% on cost · 24% on revenue
Cost stack Construction 1,750 m² at A$4,900/m²A$8.5m Basement parkingA$600k DemolitionA$140k Consultants, DA and certification (9%)A$800k Contributions (A$28,000 per new home)A$400k 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$7.0m instead leaves A$7.0m pre-tax on a total development cost of A$20.0m.

Houses: House, 300 m² House, 350 m² House, 500 m²
Site area: About 1,100 m²
Street frontage: About 35 m (measured against the road corridor)
Zone: E1
Nearest nominated centre: About 1,050 m (straight line) · Beyond 800 m of a nominated centre
Land value: About A$6,000,000 at 1 July 2025, NSW Valuer General (the houses together)