Address locked, Sylvania

3 houses today → about 10 homes as terraces. About 2,500 m², 90 m frontage, zone R2.

Residual land valueA$3.8m

Likely ask (3 houses)A$3.8mFrom the land values x 1.15

HeadroomA$23k

Gain over buying separatelyA$23k

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
TerracesLow and Mid-Rise · FSR 0.7:1 · 9.5 m	10	2	1,750 m²	A$19.0m	A$9.0m	A$3.8m	A$23k	A$3.0m22% on cost · 16% on revenue
Cost stack Construction 1,750 m² at A$4,300/m²A$7.5m Basement parkingA$400k 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$3.8m instead leaves A$3.0m pre-tax on a total development cost of A$14.0m.
TownhousesLow and Mid-Rise · FSR 0.7:1 · 9.5 m	10	2	1,750 m²	A$16.0m	A$8.5m	A$2.4m	-A$1.4m	A$1.0m8% on cost · 6% on revenue
Cost stack Construction 1,750 m² at A$4,100/m²A$7.0m DemolitionA$140k Consultants, DA and certification (9%)A$600k Contributions (A$28,000 per new home)A$220k Contingency (5%)A$375k 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$3.8m instead leaves A$1.0m pre-tax on a total development cost of A$13.0m.
Manor house (4 flats)Low and Mid-Rise · FSR 0.8:1 · 9.5 m	4	2	450 m²	A$4.5m	A$2.5m	A$550k	-A$3.2m	-A$2.8m-38% on cost · -59% on revenue
Cost stack Construction 450 m² at A$4,400/m²A$1.9m Basement parkingA$140k DemolitionA$140k Consultants, DA and certification (9%)A$190k Contributions (A$28,000 per new home)A$28k Contingency (5%)A$110k 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$3.8m instead leaves -A$2.8m pre-tax on a total development cost of A$7.0m.

Site facts

Houses: House, 600 m² House, 500 m² House, 1,250 m²
Site area: About 2,500 m²
Street frontage: About 90 m (measured against the road corridor)
Zone: R2
Nearest nominated centre: About 750 m (straight line) · 400 to 800 m from a nominated centre
Land value: About A$3,250,000 at 1 July 2025, NSW Valuer General (the houses together)
Notes: DA on a house (Determined).