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Development › Bondi Junction › Site #10

Standalone site

Address locked, Bondi Junction

1 house today → about 50 homes as shop-top housing, up to 9 storeys. About 900 m², 30 m frontage, zone E2.

Residual land valueA$22.0m
Likely ask (1 house)A$12.0mFrom the 1 July 2025 land value x 1.15
HeadroomA$10.0m
Claim this site

A$387 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.

This site is A$387 because its best option clears a 40% margin on cost at the likely ask. Other sites are A$182. One claim credit claims any site.

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Every option the rules allow

OptionHomesStoreysGFARealisationCostsResidual land valueHeadroomProfit at likely ask
Shop-top housing, up to 9 storeysLow and Mid-Rise (within 400 m) · FSR 6:1 · 32 m 5096,000 m² A$90.0mA$40.0mA$22.0mA$10.0m A$24.0m42% on cost · 26% on revenue
Cost stack
  • Construction 6,000 m² at A$5,600/m²A$32.5m
  • Basement parkingA$1.7m
  • DemolitionA$45k
  • Consultants, DA and certification (9%)A$3.0m
  • Contributions (A$28,000 per new home)A$1.4m
  • Contingency (5%)A$1.8m
  • 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$12.0m instead leaves A$24.0m pre-tax on a total development cost of A$55.0m.
Apartments, up to 9 storeys (LEP controls)Local Environmental Plan · FSR 6:1 · 32 m 4594,500 m² A$80.0mA$32.5mA$21.0mA$9.0m A$23.0m47% on cost · 29% on revenue
Cost stack
  • Construction 4,500 m² at A$5,500/m²A$25.0m
  • Basement parkingA$1.6m
  • DemolitionA$45k
  • Consultants, DA and certification (9%)A$2.4m
  • Contributions (A$28,000 per new home)A$1.3m
  • Contingency (5%)A$1.5m
  • 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$12.0m instead leaves A$23.0m pre-tax on a total development cost of A$47.5m.

Site facts

Site area
About 900 m² (30 m by 30 m)
Street frontage
About 30 m (measured against the road corridor)
Zone
E2 Commercial Centre · Waverley Local Environmental Plan 2012
LEP controls
FSR 6:1 · height 32 m · minimum lot not mapped
Nearest nominated centre
About 50 m to Bondi Junction station and town centre (straight line) · Within 400 m of a nominated centre
Land value
About A$11,000,000 at 1 July 2025, NSW Valuer General · from A$9,000,000 at 1 July 2021 (+20%)