Standalone site

Address locked, Rose Bay

1 house today → about 35 homes as apartments, up to 6 storeys + bonus. About 2,000 m², 40 m frontage, zone R3.

Residual land valueA$21.0m

Likely ask (1 house)A$13.0mFrom the 1 July 2025 land value x 1.15

HeadroomA$8.0m

Claim this site

A$387 inc GST · 3 months

A claim takes this site off the market for every other member for 3 months and opens its address, lot outline, exact figures and neighbours to you.

This site 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 6 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 1.95:1 · 22.8 m	35	6	3,500 m²	A$70.0m	A$25.0m	A$21.0m	A$8.0m	A$21.0m51% on cost · 30% on revenue
Cost stack Construction 3,500 m² at A$5,500/m²A$20.0m Basement parkingA$1.3m DemolitionA$45k Consultants, DA and certification (9%)A$1.9m 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$13.0m instead leaves A$21.0m pre-tax on a total development cost of A$42.5m. Includes 15% affordable housing at 65% of market.
TownhousesLow and Mid-Rise · FSR 0.9:1 · 12.5 m	10	2	1,750 m²	A$42.5m	A$8.5m	A$21.0m	A$8.0m	A$15.0m61% on cost · 34% on revenue
Cost stack Construction 1,750 m² at A$4,100/m²A$7.0m DemolitionA$45k Consultants, DA and certification (9%)A$650k Contributions (A$28,000 per new home)A$275k Contingency (5%)A$375k 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$13.0m instead leaves A$15.0m pre-tax on a total development cost of A$24.0m.
Apartments, up to 4 storeysLow and Mid-Rise (400 to 800 m) · FSR 1.5:1 · 17.5 m	30	4	3,000 m²	A$55.0m	A$18.0m	A$20.0m	A$7.0m	A$15.0m45% on cost · 28% on revenue
Cost stack Construction 3,000 m² at A$4,900/m²A$14.0m Basement parkingA$950k DemolitionA$45k Consultants, DA and certification (9%)A$1.3m Contributions (A$28,000 per new home)A$750k Contingency (5%)A$800k 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$13.0m instead leaves A$15.0m pre-tax on a total development cost of A$35.0m.
TerracesLow and Mid-Rise · FSR 0.9:1 · 12.5 m	6	2	1,000 m²	A$25.0m	A$5.0m	A$12.0m	-A$1.0m	A$3.0m15% on cost · 12% on revenue
Cost stack Construction 1,000 m² at A$4,300/m²A$4.3m Basement parkingA$200k DemolitionA$45k Consultants, DA and certification (9%)A$400k Contributions (A$28,000 per new home)A$140k Contingency (5%)A$240k 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$13.0m instead leaves A$3.0m pre-tax on a total development cost of A$20.0m.
Dual occupancyLow and Mid-Rise · FSR 0.9:1 · 12.5 m	2	2	500 m²	A$12.0m	A$2.3m	A$6.5m	-A$6.5m	-A$5.5m-32% on cost · -46% 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$13.0m instead leaves -A$5.5m pre-tax on a total development cost of A$17.0m.

Site facts

Site area: About 2,000 m² (40 m by 60 m)
Street frontage: About 40 m (measured against the road corridor)
Zone: R3 Medium Density Residential · Waverley Local Environmental Plan 2012
LEP controls: FSR 0.9:1 · height 12.5 m · minimum lot 232 m²
Nearest nominated centre: About 600 m to Rose Bay town centre (New South Head Road) (straight line) · 400 to 800 m from a nominated centre
Land value: About A$11,000,000 at 1 July 2025, NSW Valuer General · from A$7,000,000 at 1 July 2021 (+55%)
Notes: Holding of 4 parcels.

Neighbours

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

Amalgamation options

#3 · amalgamation 3 houses → 50 homes

Address locked, Rose Bay

Residual land valueA$30.0m

Likely askA$18.0m

HeadroomA$12.0m

2,500 m² · Apartments, up to 6 storeys + bonus · R3 · address locked