Address locked, Sylvania

3 houses today → about 15 homes as townhouses. About 3,500 m², 50 m frontage, zone R2.

Residual land valueA$3.8m

Likely ask (3 houses)A$3.3mFrom the land values x 1.15

HeadroomA$500k

Gain over buying separatelyA$220k

Claimed

Claimed until 4 Feb 2027

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Every option the rules allow

Option	Homes	Storeys	GFA	Realisation	Costs	Residual land value	Headroom	Profit at likely ask
TownhousesLow and Mid-Rise · FSR 0.7:1 · 9.5 m	15	2	2,500 m²	A$24.0m	A$13.0m	A$3.8m	A$500k	A$3.8m21% on cost · 16% on revenue
Cost stack Construction 2,500 m² at A$4,100/m²A$11.0m DemolitionA$140k Consultants, DA and certification (9%)A$950k Contributions (A$28,000 per new home)A$400k Contingency (5%)A$600k 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$3.3m instead leaves A$3.8m pre-tax on a total development cost of A$18.0m.
TerracesLow and Mid-Rise · FSR 0.7:1 · 9.5 m	8	2	1,250 m²	A$13.0m	A$7.0m	A$1.6m	-A$1.7m	A$500k5% on cost · 4% on revenue
Cost stack Construction 1,250 m² at A$4,300/m²A$5.5m Basement parkingA$275k DemolitionA$140k Consultants, DA and certification (9%)A$500k Contributions (A$28,000 per new home)A$140k Contingency (5%)A$325k 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$3.3m instead leaves A$500k pre-tax on a total development cost of A$11.0m.
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$2.7m	-A$2.1m-33% on cost · -47% 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$3.3m instead leaves -A$2.1m pre-tax on a total development cost of A$6.5m.

Site facts

Houses: House, 1,200 m² House, 1,200 m² House, 1,250 m²
Site area: About 3,500 m²
Street frontage: About 50 m (measured against the road corridor)
Zone: R2
Nearest nominated centre: About 800 m (straight line) · 400 to 800 m from a nominated centre
Land value: About A$3,000,000 at 1 July 2025, NSW Valuer General (the houses together)