Address locked, Randwick

3 houses today → about 20 homes as townhouses. About 1,500 m², 40 m frontage, zone R3.

Residual land valueA$14.0m

Likely ask (3 houses)A$8.5mFrom the land values x 1.15

HeadroomA$5.5m

Gain over buying separatelyA$1.6m

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	20	2	3,000 m²	A$40.0m	A$14.0m	A$14.0m	A$5.5m	A$11.0m46% on cost · 28% on revenue
Cost stack Construction 3,000 m² at A$4,100/m²A$12.0m DemolitionA$140k Consultants, DA and certification (9%)A$1.1m Contributions (A$28,000 per new home)A$450k 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$8.5m instead leaves A$11.0m pre-tax on a total development cost of A$25.0m.
Apartments, up to 7 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 2.34:1 · 25.4 m	40	7	4,000 m²	A$55.0m	A$27.5m	A$10.0m	A$1.5m	A$10.0m25% on cost · 18% on revenue
Cost stack Construction 4,000 m² at A$5,500/m²A$21.0m Basement parkingA$1.3m DemolitionA$140k Consultants, DA and certification (9%)A$2.0m Contributions (A$28,000 per new home)A$1.0m Contingency (5%)A$1.2m 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$8.5m instead leaves A$10.0m pre-tax on a total development cost of A$40.0m. 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	30	5	3,000 m²	A$42.5m	A$20.0m	A$9.0m	A$500k	A$7.0m22% on cost · 16% on revenue
Cost stack Construction 3,000 m² at A$5,500/m²A$16.0m Basement parkingA$1.0m DemolitionA$140k Consultants, DA and certification (9%)A$1.5m Contributions (A$28,000 per new home)A$750k 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$8.5m instead leaves A$7.0m pre-tax on a total development cost of A$30.0m.
TerracesLow and Mid-Rise · FSR 1.8:1 · 19.5 m	6	2	1,000 m²	A$14.0m	A$5.0m	A$4.5m	-A$4.0m	-A$1.9m-13% on cost · -14% on revenue
Cost stack Construction 1,000 m² at A$4,300/m²A$4.3m Basement parkingA$200k DemolitionA$140k Consultants, DA and certification (9%)A$400k Contributions (A$28,000 per new home)A$85k Contingency (5%)A$240k 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$8.5m instead leaves -A$1.9m pre-tax on a total development cost of A$15.0m.

Site facts

Houses: House, 350 m² House, 700 m² House, 600 m²
Site area: About 1,500 m²
Street frontage: About 40 m (measured against the road corridor)
Zone: R3
Nearest nominated centre: About 400 m (straight line) · 400 to 800 m from a nominated centre
Land value: About A$7,500,000 at 1 July 2025, NSW Valuer General (the houses together)
Notes: DA on a house (Under Assessment).