Address locked, Homebush

3 houses today → about 50 homes as townhouses. About 2,500 m², 60 m frontage, zone R4.

Residual land valueA$11.0m

Likely ask (3 houses)A$10.0mFrom the land values x 1.15

HeadroomA$1.0m

Gain over buying separatelyA$950k

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
TownhousesLow and Mid-Rise · FSR 2.8:1 · 42 m	50	2	7,000 m²	A$70.0m	A$37.5m	A$11.0m	A$1.0m	A$11.0m21% on cost · 15% on revenue
Cost stack Construction 7,000 m² at A$4,100/m²A$30.0m DemolitionA$140k Consultants, DA and certification (9%)A$2.8m Contributions (A$28,000 per new home)A$1.3m 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$10.0m instead leaves A$11.0m pre-tax on a total development cost of A$50.0m.
TerracesLow and Mid-Rise · FSR 2.8:1 · 42 m	9	2	1,500 m²	A$14.0m	A$8.0m	A$1.8m	-A$8.2m	-A$6.5m-34% on cost · -48% on revenue
Cost stack Construction 1,500 m² at A$4,300/m²A$6.0m Basement parkingA$300k DemolitionA$140k Consultants, DA and certification (9%)A$600k Contributions (A$28,000 per new home)A$170k Contingency (5%)A$350k 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$10.0m instead leaves -A$6.5m pre-tax on a total development cost of A$20.0m.
Apartments, up to 12 storeysLow and Mid-Rise (400 to 800 m) · FSR 2.8:1 · 42 m	75	12	7,000 m²	A$75.0m	A$50.0m	-A$2k	-A$10.0m	A$1.8m3% on cost · 2% on revenue
Cost stack Construction 7,000 m² at A$5,500/m²A$40.0m Basement parkingA$2.5m DemolitionA$140k Consultants, DA and certification (9%)A$4.0m Contributions (A$28,000 per new home)A$2.0m 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$10.0m instead leaves A$1.8m pre-tax on a total development cost of A$65.0m.
Apartments, up to 16 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 3.64:1 · 54.6 m	100	16	10,000 m²	A$95.0m	A$70.0m	-A$3.5m	-A$13.5m	-A$2.2m-3% on cost · -2% on revenue
Cost stack Construction 10,000 m² at A$5,500/m²A$55.0m Basement parkingA$3.3m DemolitionA$140k Consultants, DA and certification (9%)A$5.0m Contributions (A$28,000 per new home)A$2.8m Contingency (5%)A$3.0m 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$10.0m instead leaves -A$2.2m pre-tax on a total development cost of A$85.0m. Includes 15% affordable housing at 65% of market.

Site facts

Houses: House, 700 m² House, 700 m² House, 1,250 m²
Site area: About 2,500 m²
Street frontage: About 60 m (measured against the road corridor)
Zone: R4
Nearest nominated centre: About 650 m (straight line) · 400 to 800 m from a nominated centre
Land value: About A$8,500,000 at 1 July 2025, NSW Valuer General (the houses together)