Address locked, North Strathfield

1 house today → about 35 homes as townhouses. About 2,000 m², 15 m frontage, zone R4.

Residual land valueA$12.0m

Likely ask (1 house)A$4.5mFrom the 1 July 2025 land value x 1.15

HeadroomA$7.5m

Claimed

Claimed until 3 Feb 2027

Another member holds a claim on this site or a holding it is part of. It cannot be claimed again until then.

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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 2.79999995:1 · 42 m	35	2	6,000 m²	A$55.0m	A$27.5m	A$12.0m	A$7.5m	A$14.0m41% on cost · 26% on revenue
Cost stack Construction 6,000 m² at A$4,100/m²A$23.0m DemolitionA$45k Consultants, DA and certification (9%)A$2.1m Contributions (A$28,000 per new home)A$1.0m Contingency (5%)A$1.3m 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$4.5m instead leaves A$14.0m pre-tax on a total development cost of A$35.0m.
Apartments, up to 12 storeysLow and Mid-Rise (400 to 800 m) · FSR 2.79999995:1 · 42 m	55	12	6,000 m²	A$60.0m	A$40.0m	A$1.6m	-A$2.9m	A$5.0m11% on cost · 8% on revenue
Cost stack Construction 6,000 m² at A$5,500/m²A$30.0m Basement parkingA$1.9m DemolitionA$45k Consultants, DA and certification (9%)A$3.0m Contributions (A$28,000 per new home)A$1.6m Contingency (5%)A$1.8m 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$4.5m instead leaves A$5.0m pre-tax on a total development cost of A$47.5m.
Dual occupancyLow and Mid-Rise · FSR 2.79999995:1 · 42 m	2	2	500 m²	A$5.0m	A$2.3m	A$1.2m	-A$3.3m	-A$2.8m-37% on cost · -55% 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$4.5m instead leaves -A$2.8m pre-tax on a total development cost of A$7.5m.
Apartments, up to 16 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 3.64:1 · 54.6 m	75	16	7,000 m²	A$75.0m	A$50.0m	-A$700k	-A$5.2m	A$7.5m13% on cost · 10% on revenue
Cost stack Construction 7,000 m² at A$5,500/m²A$40.0m Basement parkingA$2.5m DemolitionA$45k Consultants, DA and certification (9%)A$3.8m Contributions (A$28,000 per new home)A$2.0m Contingency (5%)A$2.3m 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$4.5m instead leaves A$7.5m pre-tax on a total development cost of A$60.0m. Includes 15% affordable housing at 65% of market.

Site facts

Site area: About 2,000 m² (15 m by 150 m)
Street frontage: About 15 m (measured against the road corridor)
Zone: R4 High Density Residential · Canada Bay Local Environmental Plan 2013
LEP controls: FSR 2.79999995:1 · height 42 m · minimum lot 450 m²
Nearest nominated centre: About 500 m to Concord West station (straight line) · 400 to 800 m from a nominated centre
Land value: About A$3,750,000 at 1 July 2025, NSW Valuer General · from A$4,000,000 at 1 July 2022 (-5%)

Neighbours

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

Amalgamation options

#1 · amalgamation Claimed 3 houses → 85 homes

Address locked, North Strathfield

Residual land valueA$27.5m

Likely askA$11.0m

HeadroomA$16.5m

4,500 m² · Townhouses · R4 · address locked