Standalone site

Address locked, Randwick

1 house today → about 70 homes as apartments, up to 8 storeys + bonus. About 2,250 m², 90 m frontage, zone R3.

Residual land valueA$17.0m

Likely ask (1 house)A$11.0mFrom the 1 July 2025 land value x 1.15

HeadroomA$6.0m

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	70	8	7,000 m²	A$95.0m	A$47.5m	A$17.0m	A$6.0m	A$21.0m33% on cost · 22% on revenue
Cost stack Construction 7,000 m² at A$5,500/m²A$37.5m Basement parkingA$2.3m DemolitionA$45k Consultants, DA and certification (9%)A$3.5m Contributions (A$28,000 per new home)A$1.9m Contingency (5%)A$2.2m 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$11.0m instead leaves A$21.0m pre-tax on a total development cost of A$65.0m. 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	55	6	5,000 m²	A$75.0m	A$37.5m	A$16.0m	A$5.0m	A$14.0m27% on cost · 19% on revenue
Cost stack Construction 5,000 m² at A$5,500/m²A$27.5m Basement parkingA$1.8m DemolitionA$45k Consultants, DA and certification (9%)A$2.8m Contributions (A$28,000 per new home)A$1.5m Contingency (5%)A$1.7m 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$11.0m instead leaves A$14.0m pre-tax on a total development cost of A$55.0m.
TerracesLow and Mid-Rise · FSR 0.75:1 · 9.5 m	10	2	1,750 m²	A$27.5m	A$9.5m	A$10.0m	-A$1.0m	A$2.5m11% on cost · 9% on revenue
Cost stack Construction 1,750 m² at A$4,300/m²A$7.5m Basement parkingA$400k DemolitionA$45k Consultants, DA and certification (9%)A$700k Contributions (A$28,000 per new home)A$300k Contingency (5%)A$450k 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$11.0m instead leaves A$2.5m pre-tax on a total development cost of A$23.0m.
TownhousesLow and Mid-Rise · FSR 0.75:1 · 9.5 m	10	2	1,750 m²	A$24.0m	A$8.5m	A$7.5m	-A$3.5m	A$475k2% on cost · 2% on revenue
Cost stack Construction 1,750 m² at A$4,100/m²A$7.5m DemolitionA$45k Consultants, DA and certification (9%)A$650k Contributions (A$28,000 per new home)A$275k 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$11.0m instead leaves A$475k pre-tax on a total development cost of A$22.0m.
Dual occupancyLow and Mid-Rise · FSR 0.75:1 · 9.5 m	2	2	500 m²	A$7.0m	A$2.3m	A$2.5m	-A$8.5m	-A$8.0m-55% on cost · -117% 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$11.0m instead leaves -A$8.0m pre-tax on a total development cost of A$15.0m.

Site facts

Site area: About 2,250 m² (35 m by 70 m)
Street frontage: About 90 m (measured against the road corridor)
Zone: R3 Medium Density Residential · Randwick Local Environmental Plan 2012
LEP controls: FSR 0.75:1 · height 9.5 m · minimum lot not mapped
Nearest nominated centre: About 300 m to Randwick town centre and light rail station (straight line) · Within 400 m of a nominated centre
Land value: About A$9,500,000 at 1 July 2025, NSW Valuer General · from A$9,000,000 at 1 July 2021 (+5%)

Neighbours

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

Amalgamation options

#2 · amalgamation 3 houses → 90 homes

Address locked, Randwick

Residual land valueA$23.0m

Likely askA$16.0m

HeadroomA$7.0m

3,000 m² · Apartments, up to 8 storeys + bonus · R3 · address locked