Address locked, Bondi Junction

3 houses today → about 40 homes as apartments, up to 12 storeys. About 700 m², 40 m frontage, zone E2.

Residual land valueA$19.0m

Likely ask (3 houses)A$10.0mFrom the land values x 1.15

HeadroomA$9.0m

Gain over buying separatelyA$8.5m

Claim this holding

A$387 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.

This holding 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.

Every option the rules allow

Option	Homes	Storeys	GFA	Realisation	Costs	Residual land value	Headroom	Profit at likely ask
Apartments, up to 12 storeys (LEP controls)Local Environmental Plan · FSR 6:1 · 40 m	40	12	4,000 m²	A$70.0m	A$27.5m	A$19.0m	A$9.0m	A$22.0m53% on cost · 31% on revenue
Cost stack Construction 4,000 m² at A$5,500/m²A$23.0m Basement parkingA$1.4m DemolitionA$140k Consultants, DA and certification (9%)A$2.2m 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$10.0m instead leaves A$22.0m pre-tax on a total development cost of A$40.0m.
Shop-top housing, up to 12 storeysLow and Mid-Rise (within 400 m) · FSR 6:1 · 40 m	35	12	4,000 m²	A$65.0m	A$30.0m	A$16.0m	A$6.0m	A$14.0m33% on cost · 22% on revenue
Cost stack Construction 4,000 m² at A$5,600/m²A$23.0m Basement parkingA$1.3m DemolitionA$140k Consultants, DA and certification (9%)A$2.2m Contributions (A$28,000 per new home)A$950k 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$10.0m instead leaves A$14.0m pre-tax on a total development cost of A$42.5m.

Site facts

Houses: House, 350 m² House, 175 m² House, 175 m²
Site area: About 700 m²
Street frontage: About 40 m (measured against the road corridor)
Zone: E2
Nearest nominated centre: About 50 m (straight line) · Within 400 m of a nominated centre
Land value: About A$9,000,000 at 1 July 2025, NSW Valuer General (the houses together)