Not viable as a standalone site

Address locked, Homebush

1 house today → 2 homes as dual occupancy. About 500 m², 15 m frontage, zone R4.

Residual land valueA$900k

Likely ask (1 house)A$2.5mFrom the 1 July 2025 land value x 1.15

Headroom-A$1.6m

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Every option the rules allow

Option	Homes	Storeys	GFA	Realisation	Costs	Residual land value	Headroom	Profit at likely ask
Dual occupancyLow and Mid-Rise · FSR 2.8:1 · 42 m	2	2	500 m²	A$4.5m	A$2.3m	A$900k	-A$1.6m	-A$1.1m-21% on cost · -25% on revenue
Cost stack Construction 500 m² at A$3,700/m²A$1.9m DemolitionA$45k Consultants, DA and certification (9%)A$170k Contributions (A$28,000 per new home)A$28k Contingency (5%)A$100k 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$2.5m instead leaves -A$1.1m pre-tax on a total development cost of A$5.5m.
Apartments, up to 12 storeysLow and Mid-Rise (400 to 800 m) · FSR 2.8:1 · 42 m	15	12	1,500 m²	A$15.0m	A$10.0m	-A$3k	-A$2.5m	-A$170k-1% on cost · -1% on revenue
Cost stack Construction 1,500 m² at A$5,500/m²A$8.0m Basement parkingA$500k DemolitionA$45k Consultants, DA and certification (9%)A$800k Contributions (A$28,000 per new home)A$400k Contingency (5%)A$475k 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$2.5m instead leaves -A$170k pre-tax on a total development cost of A$14.0m.
Apartments, up to 16 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 3.64:1 · 54.6 m	20	16	2,000 m²	A$19.0m	A$13.0m	-A$700k	-A$3.2m	A$120k1% on cost · 1% on revenue
Cost stack Construction 2,000 m² at A$5,500/m²A$11.0m Basement parkingA$650k DemolitionA$45k Consultants, DA and certification (9%)A$1.0m Contributions (A$28,000 per new home)A$500k 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$2.5m instead leaves A$120k pre-tax on a total development cost of A$17.0m. Includes 15% affordable housing at 65% of market.

Site facts

Site area: About 500 m² (15 m by 35 m)
Street frontage: About 15 m (measured against the road corridor)
Zone: R4 High Density Residential · Strathfield Local Environmental Plan 2012
LEP controls: FSR 2.8:1 · height 42 m · minimum lot not mapped
Nearest nominated centre: About 700 m to Homebush station (straight line) · 400 to 800 m from a nominated centre
Land value: About A$2,100,000 at 1 July 2025, NSW Valuer General · from A$1,500,000 at 1 July 2021 (+40%)

Neighbours

2 adjoining houses share a boundary with this site. Members see them.

Amalgamation options

#8 · amalgamation 3 houses → 30 homes

Address locked, Homebush

Residual land valueA$7.5m

Likely askA$7.5m

HeadroomA$80k

1,750 m² · Townhouses · R4 · address locked