Address locked, Maroubra

2 houses today → about 10 homes as apartments, up to 4 storeys. About 800 m², 20 m frontage, zone R3.

Residual land valueA$3.8m

Likely ask (2 houses)A$3.8mFrom the land values x 1.15

HeadroomA$55k

Gain over buying separatelyA$55k

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	10	4	1,200 m²	A$17.0m	A$8.0m	A$3.8m	A$55k	A$2.4m19% on cost · 14% on revenue
Cost stack Construction 1,200 m² at A$4,900/m²A$6.0m Basement parkingA$400k DemolitionA$90k Consultants, DA and certification (9%)A$600k Contributions (A$28,000 per new home)A$275k Contingency (5%)A$350k 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$3.8m instead leaves A$2.4m pre-tax on a total development cost of A$13.0m.
Apartments, up to 6 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 1.95:1 · 22.8 m	15	6	1,500 m²	A$21.0m	A$11.0m	A$3.0m	-A$750k	A$2.8m17% on cost · 13% on revenue
Cost stack Construction 1,500 m² at A$5,500/m²A$9.0m Basement parkingA$550k DemolitionA$90k Consultants, DA and certification (9%)A$850k Contributions (A$28,000 per new home)A$400k Contingency (5%)A$500k 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$3.8m instead leaves A$2.8m pre-tax on a total development cost of A$16.0m. Includes 15% affordable housing at 65% of market.
TownhousesLow and Mid-Rise · FSR 0.75:1 · 9.5 m	4	2	600 m²	A$7.5m	A$3.0m	A$2.2m	-A$1.6m	-A$550k-7% on cost · -7% on revenue
Cost stack Construction 600 m² at A$4,100/m²A$2.5m DemolitionA$90k Consultants, DA and certification (9%)A$230k Contributions (A$28,000 per new home)A$55k Contingency (5%)A$140k 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$3.8m instead leaves -A$550k pre-tax on a total development cost of A$7.5m.
TerracesLow and Mid-Rise · FSR 0.75:1 · 9.5 m	3	2	500 m²	A$6.5m	A$2.5m	A$1.7m	-A$2.1m	-A$900k-13% on cost · -14% on revenue
Cost stack Construction 500 m² at A$4,300/m²A$2.1m Basement parkingA$100k DemolitionA$90k Consultants, DA and certification (9%)A$200k Contributions (A$28,000 per new home)A$28k Contingency (5%)A$120k 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$3.8m instead leaves -A$900k pre-tax on a total development cost of A$7.0m.

Site facts

Houses: House, 400 m² House, 400 m²
Site area: About 800 m²
Street frontage: About 20 m (measured against the road corridor)
Zone: R3
Nearest nominated centre: About 500 m (straight line) · 400 to 800 m from a nominated centre
Land value: About A$3,250,000 at 1 July 2025, NSW Valuer General (the houses together)