Build DesignSolutions Development

Development › Rose Bay › Holding #11

Amalgamation site

Address locked, Rose Bay

2 houses today → about 70 homes as apartments, up to 4 storeys. About 3,500 m², 90 m frontage, zone E1.

Residual land valueA$50.0m
Likely ask (2 houses)A$42.5mFrom the land values x 1.15
HeadroomA$7.5m
Gain over buying separatelyA$3.3m
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.

Card payment through Stripe. Have an account? Sign in. A claim is exclusive on Build Design Solutions only: it gives no right over the property, and the owner can still sell to anyone. How claims work.

Every option the rules allow

OptionHomesStoreysGFARealisationCostsResidual land valueHeadroomProfit at likely ask
Apartments, up to 4 storeys (LEP controls)Local Environmental Plan · FSR 2:1 · 14.1 m 7047,000 m² A$140mA$42.5mA$50.0mA$7.5m A$32.5m35% on cost · 24% on revenue
Cost stack
  • Construction 7,000 m² at A$4,900/m²A$35.0m
  • Basement parkingA$2.4m
  • DemolitionA$90k
  • Consultants, DA and certification (9%)A$3.3m
  • Contributions (A$28,000 per new home)A$1.9m
  • Contingency (5%)A$2.0m
  • 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$42.5m instead leaves A$32.5m pre-tax on a total development cost of A$95.0m.
Shop-top housing, up to 6 storeysLow and Mid-Rise (within 400 m) · FSR 2.2:1 · 24 m 5568,000 m² A$130mA$55.0mA$35.0m-A$7.5m A$11.0m10% on cost · 8% on revenue
Cost stack
  • Construction 8,000 m² at A$5,600/m²A$42.5m
  • Basement parkingA$1.9m
  • DemolitionA$90k
  • Consultants, DA and certification (9%)A$4.0m
  • Contributions (A$28,000 per new home)A$1.5m
  • Contingency (5%)A$2.4m
  • 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$42.5m instead leaves A$11.0m pre-tax on a total development cost of A$110m.

Site facts

Houses
House, 1,100 m²House, 2,500 m²
Site area
About 3,500 m²
Street frontage
About 90 m (measured against the road corridor)
Zone
E1
Nearest nominated centre
About 50 m (straight line) · Within 400 m of a nominated centre
Land value
About A$37,500,000 at 1 July 2025, NSW Valuer General (the houses together)