Address locked, Bondi

3 houses today → about 15 homes as apartments, up to 4 storeys. About 1,000 m², 45 m frontage, zone R3.

Residual land valueA$9.0m

Likely ask (3 houses)A$8.0mFrom 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
Apartments, up to 4 storeysLow and Mid-Rise (400 to 800 m) · FSR 1.5:1 · 17.5 m	15	4	1,500 m²	A$27.5m	A$9.5m	A$9.0m	A$1.0m	A$5.5m29% on cost · 20% on revenue
Cost stack Construction 1,500 m² at A$4,900/m²A$7.5m Basement parkingA$500k DemolitionA$140k Consultants, DA and certification (9%)A$700k Contributions (A$28,000 per new home)A$325k 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$8.0m instead leaves A$5.5m pre-tax on a total development cost of A$19.0m.
Apartments, up to 6 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 1.95:1 · 22.8 m	20	6	2,000 m²	A$32.5m	A$14.0m	A$9.0m	A$1.0m	A$5.0m21% on cost · 16% on revenue
Cost stack Construction 2,000 m² at A$5,500/m²A$11.0m Basement parkingA$700k DemolitionA$140k Consultants, DA and certification (9%)A$1.0m Contributions (A$28,000 per new home)A$475k 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$8.0m instead leaves A$5.0m pre-tax on a total development cost of A$24.0m. Includes 15% affordable housing at 65% of market.
TerracesLow and Mid-Rise · FSR 0.7:1 · 9.5 m	5	2	700 m²	A$15.0m	A$4.0m	A$6.0m	-A$2.0m	A$550k4% on cost · 4% on revenue
Cost stack Construction 700 m² at A$4,300/m²A$3.0m Basement parkingA$170k DemolitionA$140k Consultants, DA and certification (9%)A$300k Contributions (A$28,000 per new home)A$55k Contingency (5%)A$180k 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$8.0m instead leaves A$550k pre-tax on a total development cost of A$13.0m.
TownhousesLow and Mid-Rise · FSR 0.7:1 · 9.5 m	4	2	700 m²	A$11.0m	A$3.3m	A$4.0m	-A$4.0m	-A$2.2m-17% on cost · -20% on revenue
Cost stack Construction 700 m² at A$4,100/m²A$2.8m DemolitionA$140k Consultants, DA and certification (9%)A$240k Contributions (A$28,000 per new home)A$28k Contingency (5%)A$150k 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$8.0m instead leaves -A$2.2m pre-tax on a total development cost of A$13.0m.

Site facts

Houses: House, 450 m² House, 300 m² House, 300 m²
Site area: About 1,000 m²
Street frontage: About 45 m (measured against the road corridor)
Zone: R3
Nearest nominated centre: About 600 m (straight line) · 400 to 800 m from a nominated centre
Land value: About A$7,000,000 at 1 July 2025, NSW Valuer General (the houses together)
Notes: Heritage conservation area.