Address locked, Rose Bay

3 houses today → about 40 homes as apartments, up to 8 storeys + bonus. About 1,250 m², 25 m frontage, zone R3.

Residual land valueA$22.0m

Likely ask (3 houses)A$14.0mFrom the land values x 1.15

HeadroomA$8.0m

Gain over buying separatelyA$8.0m

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
Apartments, up to 8 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 2.86:1 · 28.6 m	40	8	4,000 m²	A$70.0m	A$27.5m	A$22.0m	A$8.0m	A$17.0m38% on cost · 25% 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$14.0m instead leaves A$17.0m pre-tax on a total development cost of A$45.0m. Includes 15% affordable housing at 65% of market.
Apartments, up to 6 storeysLow and Mid-Rise (within 400 m) · FSR 2.2:1 · 22 m	30	6	3,000 m²	A$60.0m	A$21.0m	A$19.0m	A$5.0m	A$16.0m40% on cost · 26% 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$950k 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$14.0m instead leaves A$16.0m pre-tax on a total development cost of A$37.5m.
TownhousesLow and Mid-Rise · FSR 1:1 · 9.5 m	8	2	1,250 m²	A$30.0m	A$6.5m	A$15.0m	A$1.0m	A$4.8m21% on cost · 16% on revenue
Cost stack Construction 1,250 m² at A$4,100/m²A$5.5m DemolitionA$140k Consultants, DA and certification (9%)A$475k Contributions (A$28,000 per new home)A$140k Contingency (5%)A$300k 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$14.0m instead leaves A$4.8m pre-tax on a total development cost of A$23.0m.
TerracesLow and Mid-Rise · FSR 1:1 · 9.5 m	4	2	600 m²	A$17.0m	A$3.5m	A$8.0m	-A$6.0m	-A$3.5m-17% on cost · -20% on revenue
Cost stack Construction 600 m² at A$4,300/m²A$2.8m Basement parkingA$140k DemolitionA$140k Consultants, DA and certification (9%)A$250k Contributions (A$28,000 per new home)A$28k Contingency (5%)A$160k 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$14.0m instead leaves -A$3.5m pre-tax on a total development cost of A$20.0m.

Site facts

Houses: House, 350 m² House, 400 m² House, 600 m²
Site area: About 1,250 m²
Street frontage: About 25 m (measured against the road corridor)
Zone: R3
Nearest nominated centre: About 300 m (straight line) · Within 400 m of a nominated centre
Land value: About A$12,000,000 at 1 July 2025, NSW Valuer General (the houses together)