Address locked, Randwick

3 houses today → about 15 homes as townhouses. About 1,200 m², 35 m frontage, zone R3.

Residual land valueA$10.0m

Likely ask (3 houses)A$7.0mFrom the land values x 1.15

HeadroomA$3.0m

Gain over buying separatelyA$3.3m

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
TownhousesLow and Mid-Rise · FSR 1.8:1 · 19.5 m	15	2	2,000 m²	A$30.0m	A$10.0m	A$10.0m	A$3.0m	A$8.5m45% on cost · 28% on revenue
Cost stack Construction 2,000 m² at A$4,100/m²A$8.5m DemolitionA$140k Consultants, DA and certification (9%)A$800k Contributions (A$28,000 per new home)A$300k Contingency (5%)A$475k 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$7.0m instead leaves A$8.5m pre-tax on a total development cost of A$19.0m.
Apartments, up to 7 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 2.34:1 · 25.4 m	30	7	3,000 m²	A$37.5m	A$19.0m	A$7.0m	A$50k	A$5.0m18% on cost · 14% on revenue
Cost stack Construction 3,000 m² at A$5,500/m²A$15.0m Basement parkingA$950k DemolitionA$140k Consultants, DA and certification (9%)A$1.4m Contributions (A$28,000 per new home)A$700k 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$7.0m instead leaves A$5.0m pre-tax on a total development cost of A$27.5m. Includes 15% affordable housing at 65% of market.
Apartments, up to 5 storeysLow and Mid-Rise (400 to 800 m) · FSR 1.8:1 · 19.5 m	20	5	2,000 m²	A$30.0m	A$15.0m	A$6.5m	-A$500k	A$3.0m12% on cost · 10% on revenue
Cost stack Construction 2,000 m² at A$5,500/m²A$12.0m Basement parkingA$700k DemolitionA$140k Consultants, DA and certification (9%)A$1.1m Contributions (A$28,000 per new home)A$500k Contingency (5%)A$650k 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$7.0m instead leaves A$3.0m pre-tax on a total development cost of A$24.0m.
TerracesLow and Mid-Rise · FSR 1.8:1 · 19.5 m	5	2	800 m²	A$12.0m	A$4.3m	A$3.8m	-A$3.3m	-A$1.3m-11% on cost · -11% 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$7.0m instead leaves -A$1.3m pre-tax on a total development cost of A$13.0m.

Site facts

Houses: House, 350 m² House, 450 m² House, 350 m²
Site area: About 1,200 m²
Street frontage: About 35 m (measured against the road corridor)
Zone: R3
Nearest nominated centre: About 450 m (straight line) · 400 to 800 m from a nominated centre
Land value: About A$6,000,000 at 1 July 2025, NSW Valuer General (the houses together)