Address locked, Randwick

3 houses today → about 90 homes as apartments, up to 8 storeys + bonus. About 3,000 m², 110 m frontage, zone R3.

Residual land valueA$23.0m

Likely ask (3 houses)A$16.0mFrom the land values x 1.15

HeadroomA$7.0m

Gain over buying separatelyA$250k

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 8 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 2.86:1 · 28.6 m	90	8	9,000 m²	A$120m	A$60.0m	A$23.0m	A$7.0m	A$24.0m29% on cost · 20% on revenue
Cost stack Construction 9,000 m² at A$5,500/m²A$47.5m Basement parkingA$3.0m DemolitionA$140k Consultants, DA and certification (9%)A$4.8m Contributions (A$28,000 per new home)A$2.4m Contingency (5%)A$2.8m 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$16.0m instead leaves A$24.0m pre-tax on a total development cost of A$85.0m. 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	70	6	7,000 m²	A$100m	A$47.5m	A$21.0m	A$5.0m	A$20.0m29% on cost · 20% on revenue
Cost stack Construction 7,000 m² at A$5,500/m²A$37.5m Basement parkingA$2.3m DemolitionA$140k Consultants, DA and certification (9%)A$3.5m Contributions (A$28,000 per new home)A$1.8m Contingency (5%)A$2.2m 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$16.0m instead leaves A$20.0m pre-tax on a total development cost of A$70.0m.
TerracesLow and Mid-Rise · FSR 0.75:1 · 9.5 m	15	2	2,250 m²	A$37.5m	A$13.0m	A$13.0m	-A$3.0m	A$2.3m7% on cost · 6% on revenue
Cost stack Construction 2,250 m² at A$4,300/m²A$10.0m Basement parkingA$550k DemolitionA$140k Consultants, DA and certification (9%)A$950k Contributions (A$28,000 per new home)A$375k 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$16.0m instead leaves A$2.3m pre-tax on a total development cost of A$32.5m.
TownhousesLow and Mid-Rise · FSR 0.75:1 · 9.5 m	15	2	2,250 m²	A$32.5m	A$11.0m	A$11.0m	-A$5.0m	A$55k0% on cost · 0% on revenue
Cost stack Construction 2,250 m² at A$4,100/m²A$9.5m DemolitionA$140k Consultants, DA and certification (9%)A$850k Contributions (A$28,000 per new home)A$325k 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$16.0m instead leaves A$55k pre-tax on a total development cost of A$30.0m.

Site facts

Houses: House, 350 m² House, 350 m² House, 2,250 m²
Site area: About 3,000 m²
Street frontage: About 110 m (measured against the road corridor)
Zone: R3
Nearest nominated centre: About 300 m (straight line) · Within 400 m of a nominated centre
Land value: About A$14,000,000 at 1 July 2025, NSW Valuer General (the houses together)