Address locked, Rose Bay

3 houses today → about 95 homes as apartments, up to 8 storeys + bonus. About 3,500 m², 60 m frontage, zone R3.

Residual land valueA$55.0m

Likely ask (3 houses)A$45.0mFrom the land values x 1.15

HeadroomA$10.0m

Gain over buying separatelyA$2.2m

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 8 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 2.86:1 · 28.6 m	95	8	9,000 m²	A$170m	A$65.0m	A$55.0m	A$10.0m	A$32.5m27% on cost · 19% on revenue
Cost stack Construction 9,000 m² at A$5,500/m²A$50.0m Basement parkingA$3.3m DemolitionA$140k Consultants, DA and certification (9%)A$5.0m Contributions (A$28,000 per new home)A$2.5m Contingency (5%)A$3.0m 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$45.0m instead leaves A$32.5m pre-tax on a total development cost of A$120m. 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	75	6	7,000 m²	A$140m	A$50.0m	A$47.5m	A$2.5m	A$22.0m21% on cost · 16% on revenue
Cost stack Construction 7,000 m² at A$5,500/m²A$40.0m Basement parkingA$2.5m DemolitionA$140k 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$45.0m instead leaves A$22.0m pre-tax on a total development cost of A$100m.
TownhousesLow and Mid-Rise · FSR 1:1 · 10.5 m	20	2	3,500 m²	A$80.0m	A$16.0m	A$40.0m	-A$5.0m	A$6.0m9% on cost · 8% on revenue
Cost stack Construction 3,500 m² at A$4,100/m²A$13.0m DemolitionA$140k Consultants, DA and certification (9%)A$1.2m Contributions (A$28,000 per new home)A$500k Contingency (5%)A$750k 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$45.0m instead leaves A$6.0m pre-tax on a total development cost of A$70.0m.
TerracesLow and Mid-Rise · FSR 1:1 · 10.5 m	10	2	1,500 m²	A$42.5m	A$8.5m	A$20.0m	-A$25.0m	-A$19.0m-31% on cost · -45% on revenue
Cost stack Construction 1,500 m² at A$4,300/m²A$7.0m Basement parkingA$350k DemolitionA$140k Consultants, DA and certification (9%)A$650k Contributions (A$28,000 per new home)A$200k Contingency (5%)A$400k 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$45.0m instead leaves -A$19.0m pre-tax on a total development cost of A$60.0m.

Site facts

Houses: House, 400 m² House, 800 m² House, 2,000 m²
Site area: About 3,500 m²
Street frontage: About 60 m (measured against the road corridor)
Zone: R3
Nearest nominated centre: About 100 m (straight line) · Within 400 m of a nominated centre
Land value: About A$40,000,000 at 1 July 2025, NSW Valuer General (the houses together)