Standalone site

Address locked, Maroubra

1 house today → about 30 homes as apartments, up to 8 storeys + bonus. About 1,000 m², 90 m frontage, zone R3.

Residual land valueA$5.0m

Likely ask (1 house)A$4.0mFrom the 1 July 2025 land value x 1.15

HeadroomA$1.0m

Claim this site

A$182 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.

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 8 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 2.86:1 · 28.6 m	30	8	3,000 m²	A$37.5m	A$20.0m	A$5.0m	A$1.0m	A$7.5m28% on cost · 19% on revenue
Cost stack Construction 3,000 m² at A$5,500/m²A$16.0m Basement parkingA$1.0m DemolitionA$45k Consultants, DA and certification (9%)A$1.5m Contributions (A$28,000 per new home)A$800k Contingency (5%)A$900k 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$4.0m instead leaves A$7.5m pre-tax on a total development cost of A$25.0m. 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	20	6	2,250 m²	A$30.0m	A$15.0m	A$5.0m	A$1.0m	A$6.0m29% on cost · 20% on revenue
Cost stack Construction 2,250 m² at A$5,500/m²A$12.0m Basement parkingA$750k DemolitionA$45k Consultants, DA and certification (9%)A$1.1m Contributions (A$28,000 per new home)A$600k Contingency (5%)A$700k 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$4.0m instead leaves A$6.0m pre-tax on a total development cost of A$21.0m.
TerracesLow and Mid-Rise · FSR 0.9:1 · 12 m	6	2	900 m²	A$13.0m	A$4.8m	A$3.8m	-A$250k	A$2.1m22% on cost · 17% on revenue
Cost stack Construction 900 m² at A$4,300/m²A$3.8m Basement parkingA$200k DemolitionA$45k Consultants, DA and certification (9%)A$375k Contributions (A$28,000 per new home)A$140k Contingency (5%)A$220k 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$4.0m instead leaves A$2.1m pre-tax on a total development cost of A$9.5m.
TownhousesLow and Mid-Rise · FSR 0.9:1 · 12 m	5	2	800 m²	A$9.5m	A$4.0m	A$2.5m	-A$1.5m	-A$120k-1% on cost · -1% on revenue
Cost stack Construction 800 m² at A$4,100/m²A$3.5m DemolitionA$45k Consultants, DA and certification (9%)A$300k Contributions (A$28,000 per new home)A$110k Contingency (5%)A$180k 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$4.0m instead leaves -A$120k pre-tax on a total development cost of A$9.0m.
Dual occupancyLow and Mid-Rise · FSR 0.9:1 · 12 m	2	2	500 m²	A$6.0m	A$2.3m	A$2.0m	-A$2.0m	-A$1.4m-20% on cost · -23% 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$4.0m instead leaves -A$1.4m pre-tax on a total development cost of A$7.0m.

Site facts

Site area: About 1,000 m² (30 m by 50 m)
Street frontage: About 90 m (measured against the road corridor)
Zone: R3 Medium Density Residential · Randwick Local Environmental Plan 2012
LEP controls: FSR 0.9:1 · height 12 m · minimum lot not mapped
Nearest nominated centre: About 50 m to Maroubra Junction town centre (straight line) · Within 400 m of a nominated centre
Land value: About A$3,500,000 at 1 July 2025, NSW Valuer General · from A$3,000,000 at 1 July 2021 (+15%)
Notes: Holding of 3 parcels.