Standalone site

Address locked, Bondi Junction

1 house today → about 35 homes as apartments, up to 8 storeys + bonus. About 1,250 m², 50 m frontage, zone R3.

Residual land valueA$14.0m

Likely ask (1 house)A$6.0mFrom the 1 July 2025 land value x 1.15

HeadroomA$8.0m

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.

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	35	8	3,500 m²	A$60.0m	A$25.0m	A$14.0m	A$8.0m	A$20.0m58% on cost · 33% on revenue
Cost stack Construction 3,500 m² at A$5,500/m²A$20.0m Basement parkingA$1.3m DemolitionA$45k Consultants, DA and certification (9%)A$1.9m Contributions (A$28,000 per new home)A$1.0m Contingency (5%)A$1.2m 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$6.0m instead leaves A$20.0m pre-tax on a total development cost of A$32.5m. 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	30	6	3,000 m²	A$47.5m	A$20.0m	A$13.0m	A$7.0m	A$14.0m49% on cost · 29% on revenue
Cost stack Construction 3,000 m² at A$5,500/m²A$15.0m Basement parkingA$950k DemolitionA$45k Consultants, DA and certification (9%)A$1.5m Contributions (A$28,000 per new home)A$750k Contingency (5%)A$900k 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$6.0m instead leaves A$14.0m pre-tax on a total development cost of A$27.5m.
TerracesLow and Mid-Rise · FSR 0.7:1 · 9.5 m	6	2	900 m²	A$16.0m	A$4.8m	A$6.0m	A$130k	A$2.8m23% on cost · 17% on revenue
Cost stack Construction 900 m² at A$4,300/m²A$3.8m Basement parkingA$200k DemolitionA$45k Consultants, DA and certification (9%)A$375k Contributions (A$28,000 per new home)A$140k 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$6.0m instead leaves A$2.8m pre-tax on a total development cost of A$12.0m.
TownhousesLow and Mid-Rise · FSR 0.7:1 · 9.5 m	5	2	800 m²	A$12.0m	A$4.0m	A$4.3m	-A$1.8m	-A$10k0% on cost · 0% on revenue
Cost stack Construction 800 m² at A$4,100/m²A$3.5m DemolitionA$45k Consultants, DA and certification (9%)A$300k Contributions (A$28,000 per new home)A$110k Contingency (5%)A$180k 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$6.0m instead leaves -A$10k pre-tax on a total development cost of A$11.0m.
Dual occupancyLow and Mid-Rise · FSR 0.65:1 · 9.5 m	2	2	500 m²	A$8.0m	A$2.3m	A$3.0m	-A$3.0m	-A$1.7m-18% on cost · -21% 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$6.0m instead leaves -A$1.7m pre-tax on a total development cost of A$9.5m.

Site facts

Site area: About 1,250 m² (35 m by 45 m)
Street frontage: About 50 m (measured against the road corridor)
Zone: R3 Medium Density Residential · Waverley Local Environmental Plan 2012
LEP controls: FSR 0.6:1 · height 9.5 m · minimum lot 232 m²
Nearest nominated centre: About 300 m to Bondi Junction station and town centre (straight line) · Within 400 m of a nominated centre
Land value: About A$5,000,000 at 1 July 2025, NSW Valuer General · from A$3,750,000 at 1 July 2021 (+35%)

Neighbours

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

Amalgamation options

#2 · amalgamation 3 houses → 55 homes

Address locked, Bondi Junction

Residual land valueA$22.0m

Likely askA$8.5m

HeadroomA$13.5m

2,000 m² · Apartments, up to 8 storeys + bonus · R3 · address locked