Address locked, Rose Bay

3 houses today → about 55 homes as apartments, up to 8 storeys + bonus. About 2,000 m², 35 m frontage, zone R3.

Residual land valueA$32.5m

Likely ask (3 houses)A$13.0mFrom the land values x 1.15

HeadroomA$19.5m

Gain over buying separatelyA$5.0m

Claimed

Claimed until 3 Feb 2027

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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	55	8	5,000 m²	A$100m	A$37.5m	A$32.5m	A$19.5m	A$35.0m62% on cost · 34% on revenue
Cost stack Construction 5,000 m² at A$5,500/m²A$30.0m Basement parkingA$1.9m DemolitionA$140k Consultants, DA and certification (9%)A$2.8m Contributions (A$28,000 per new home)A$1.5m Contingency (5%)A$1.7m 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$13.0m instead leaves A$35.0m pre-tax on a total development cost of A$55.0m. 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	40	6	4,000 m²	A$80.0m	A$30.0m	A$27.5m	A$14.5m	A$25.0m52% 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$13.0m instead leaves A$25.0m pre-tax on a total development cost of A$47.5m.
TownhousesLow and Mid-Rise · FSR 1:1 · 10.5 m	10	2	2,000 m²	A$45.0m	A$9.5m	A$22.0m	A$9.0m	A$16.0m63% on cost · 35% on revenue
Cost stack Construction 2,000 m² at A$4,100/m²A$8.0m DemolitionA$140k Consultants, DA and certification (9%)A$700k Contributions (A$28,000 per new home)A$250k Contingency (5%)A$425k 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$13.0m instead leaves A$16.0m pre-tax on a total development cost of A$25.0m.
TerracesLow and Mid-Rise · FSR 1:1 · 10.5 m	5	2	800 m²	A$21.0m	A$4.3m	A$10.0m	-A$3.0m	A$325k2% on cost · 2% 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$13.0m instead leaves A$325k pre-tax on a total development cost of A$19.0m.

Site facts

Houses: House, 700 m² House, 700 m² House, 500 m²
Site area: About 2,000 m²
Street frontage: About 35 m (measured against the road corridor)
Zone: R3
Nearest nominated centre: About 350 m (straight line) · Within 400 m of a nominated centre
Land value: About A$12,000,000 at 1 July 2025, NSW Valuer General (the houses together)