Address locked, Maroubra

3 houses today → about 20 homes as apartments, up to 4 storeys. About 1,250 m², 35 m frontage, zone R3.

Residual land valueA$6.0m

Likely ask (3 houses)A$5.5mFrom the land values x 1.15

HeadroomA$500k

Gain over buying separatelyA$325k

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.

Every option the rules allow

Option	Homes	Storeys	GFA	Realisation	Costs	Residual land value	Headroom	Profit at likely ask
Apartments, up to 4 storeysLow and Mid-Rise (400 to 800 m) · FSR 1.5:1 · 17.5 m	20	4	2,000 m²	A$27.5m	A$13.0m	A$6.0m	A$500k	A$4.5m22% on cost · 16% on revenue
Cost stack Construction 2,000 m² at A$4,900/m²A$10.0m Basement parkingA$700k DemolitionA$140k Consultants, DA and certification (9%)A$950k Contributions (A$28,000 per new home)A$475k 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$5.5m instead leaves A$4.5m pre-tax on a total development cost of A$20.0m.
Apartments, up to 6 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 1.95:1 · 22.8 m	25	6	2,500 m²	A$32.5m	A$18.0m	A$4.5m	-A$1.0m	A$3.5m14% on cost · 11% on revenue
Cost stack Construction 2,500 m² at A$5,500/m²A$14.0m Basement parkingA$900k DemolitionA$140k Consultants, DA and certification (9%)A$1.4m Contributions (A$28,000 per new home)A$650k Contingency (5%)A$850k 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$5.5m instead leaves A$3.5m pre-tax on a total development cost of A$25.0m. Includes 15% affordable housing at 65% of market.
TownhousesLow and Mid-Rise · FSR 0.75:1 · 9.5 m	6	2	1,000 m²	A$12.0m	A$4.8m	A$3.0m	-A$2.5m	-A$300k-3% on cost · -2% on revenue
Cost stack Construction 1,000 m² at A$4,100/m²A$4.0m DemolitionA$140k Consultants, DA and certification (9%)A$375k Contributions (A$28,000 per new home)A$85k Contingency (5%)A$220k 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$5.5m instead leaves -A$300k pre-tax on a total development cost of A$11.0m.
TerracesLow and Mid-Rise · FSR 0.75:1 · 9.5 m	5	2	800 m²	A$11.0m	A$4.3m	A$3.0m	-A$2.5m	-A$650k-6% on cost · -6% on revenue
Cost stack Construction 800 m² at A$4,300/m²A$3.5m Basement parkingA$170k DemolitionA$140k Consultants, DA and certification (9%)A$325k Contributions (A$28,000 per new home)A$55k Contingency (5%)A$200k 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$5.5m instead leaves -A$650k pre-tax on a total development cost of A$11.0m.

Site facts

Houses: House, 500 m² House, 400 m² House, 450 m²
Site area: About 1,250 m²
Street frontage: About 35 m (measured against the road corridor)
Zone: R3
Nearest nominated centre: About 600 m (straight line) · 400 to 800 m from a nominated centre
Land value: About A$4,750,000 at 1 July 2025, NSW Valuer General (the houses together)